33 24 26018 https://digitalcollections.library.gvsu.edu/files/original/933303fd86acbd3719f73adb6d94398e.pdf ab5ee8f5064aec4de9d0b9324623d440 PDF Text Text I II I I I I .. . .. ·,. LUDINGTON COMPREHENSIVE PLAN I I I WEST MICHIGAN REGIONAL PLANNING COMMISSION �FRO\·i 7~•E Li0;-1f\.~'i' OF l?lanning & Zon;ng .Ce!l~~r, Irie . • • • • •I I I I I I I I I . LUDINGTON COMPREHENSIVE PLAN by: Ludington Planning Commission with assistance from: West Michigan Regional Planning Commission 1987 �•II I •I LUDINGTON COMPREHENSIVE PLAN I I I •I • •I I •I • • • Ludington City Planning Commission - 1987 Helen M. Nelson, Chairperson &John R. Bulger Joe R. Clark Beverly J. Gavigan Paul J. Ivkovich Martin Page Ronald L. Scott Robert E. Sha"' Douglas Shoup Other Contributing Previous Planning Commission Members James Braden Jack Ereon Harold Hill Betty Maskal Frank Petersen Jan Tava Jan Dues Wi 11 i am Hartley John Markov Bruce McFarren Paul Peterson �TABLE OF CONTENTS Table of Contents • • . List of Tables . . List of Figures . . . Resolutions of Adoption I. II. i iii iii iv Introduction. 1 Goals, Policies, and Implementation Techniques Economic Development .....•..•.•.•• Housing . . . . . . . . . . . . . . . . . . . Central Business District/Commercial Development . Transportation . • • . • . . • . • . • • • • • Recreation and Cultural Services . • • • • • . Physical Development . . . • . • • . • • • . . . • 5 5 6 8 11 12 13 III. Community Characteristics . • • • Location and Setting. • • . • •••••••.• Natural Resources • . • . • • • • • Geology, Topography and Soils . • • . Lakes and Rivers • . • •..••• Groundwater Quality • . . . • • . • • . . . . . . Climate • . . • • • • . . • • • . . . .• Population. . . . . • • .••. Population Projection .•.•.. Seasonal Variations . • • • • • • . • • • • • • . Population Characteristics . . • • . • .. Economy • • . . • . • • • • . .•. Employment. • • . • . • • • • • • . ••••• Workforce . . • • . . • . . • . • . . . • Economic Activity by Sector . • . . ••. Construction Activity . • • • • • • • • • • . Regional Economy • . • • . • • • • . • • • • . • . Economic Development Activity . • . • . • • . Neighborhood Characteristics. . . • ....•. Comparative Housing Characteristics •.. Census Block Characteristics • . • . • . . . • . • 15 15 15 15 17 18 18 18 18 20 20 23 24 25 26 27 28 28 29 29 30 IV. Community Facilities . . . . . . . . . Transportation • . • . . . • . • . . . . • . • • . . Roads and Streets . . . . . . . • • . Rail Transportation •.. Lake Transportation . . . • • . • . . . . . . Air Transportation . . •. Public Transportation . • . . . . . .. . Utilities . . . . . . . ....... . Public Sewer Services . • . . ..•....• Public Water Services ..... . Solid Waste . . . . . . . . . . . . . . ... Electricity, Gas, Phone and Cable Television. 33 33 33 35 36 36 36 i 37 37 38 38 39 �-I I I I I I • • •I I I I I v. Recreation •..•••••••••...•.. Recreation Programming . • • • . . •. Recreation Resources . . • . . . .•••. Area-wide Recreational Facilities . . . • •. Recreational Analysis . . . . • .•..... Public Health and Safety . . . • . . . . • . • . Police Department . . . . • • . •.. Fire Department . • • • • •. Other City Services . • . • . . . Medical Facilities • . . . . . •. Area Public Services . • ••.••. Education • • . • • . . . •.. Cultural and Historic Resources Senior Services • • . . • County and State Services 39 39 39 42 44 45 45 45 46 46 46 Land Use and Development Trends • . . . • • Comparison of Land Use, 1962 and 1986 . • • • Land Use Classification . • . . • • . .. Residential Uses • . .•••..•••• Commercial Uses • . . . . . . . •.•• Industrial Uses . . . • ..... . Public and Semi-Public Uses . . . • . . . • . . Parks and Recreation. . • . • • . . •. Development Trends and Future Land Use . . •. 1. Manufacturer's Addition . • . . . . • . 2. Residential Development • • . . • . 3. Neighborhood Shopping ... . 4. City Entrance/Gateway . .. . 5. Central Business District . • • 6. Waterfront/Marine Areas •.. 7. Industrial Expansion . • • • . •.... Cooperation with Pere Marquette Township. 51 51 51 51 54 55 55 56 56 56 57 57 57 58 58 59 59 Epilogue • 47 47 48 49 61 Appendices Appendix A. Funding Resources Local Resources • . • . • . . State and Federal Resources • • . Private Initiatives . • . . . 63 63 63 64 Appendix B. Tables and Figures Table 10 . Table 11 . Table 12 Table 13 . Figure XII 65 66 Appendix C. Community. Survey Form . . . Survey Results • . . . 71 73 67 67 68 69 77 ii �LIST OF TABLES Table II II II 2 3 4 -I 5 6 7 8 9 10 I I I 12 I I I I I I I Population Change, 1940-1980 Mason County, Cities, and Selected Townships . • • Ludington and Mason County Population Changes Compared to Other Cities and Counties in West Michigan ••.•••• Population Projections Ludington and Mason County .••• Comparative Socio-Economic Characteristics Household Income in Ludington by Income Level . • . Occupations of Ludington Residents •••••••• Comparative Housing Characteristics, 1980 • • • • . Recreation Analysis . . . . • • • • . . . . • • • • Land Use in Ludington, 1962 and 1986 • . • • • • . Climatological Summary, 1951-1980 • • . •• Building Permits and Valuation City of Ludington, 1980-1986 • • • • • . • . . • • State Equalized Value City of Ludington, 1980-1986 • • • • ••• Population and Housing Characteristics by Census Block Areas, City of Ludington, 1980 ••••. 1 11 13 19 20 21 23 25 29 43 53 66 67 67 68 LIST OF FIGURES Figure I II III IV V VI VII VIII IX X XI XII Location Map • • • • • • • • • • • • . Age-Sex Distribution • • . . . • Mason County Employment Status 1970-1986 Labor Force and Unemployment Mason County Employment by Sector, 1980-1986 • Ludington Employment by Sector, 1980 .•• Census Block Map • • . • . . • • • • • • . • . • • Street Map • • • . . • • . • . • • Recreation Facilities Map . • . • Area-Wide Recreational Facilities Present Land Use Map • . • . • • Future Land Use Map . • • . • . . Pere Marquette Charter Township Future Land Use Plan Map . . • . • I I 19 iii 16 22 24 26 27 31 34 40 41 52 62 69 �I I I I I I I I I I I I I I I I I I CITY OF LUDINGTON 201 S . WILLIAM STREET DEAN M . ANDERSON , MAYOR GERALD J . RICHARDS . CITY MANAGER P . O . BOX 310 GERRY PEHRSON KLAFT . CITY CLERK LUDINGTON. MICHIGAN 49431 PHONE 616 / 845 - 6237 JOHN A . VILLA . TREASURER Motion by Commissioner Martin Page, seconded by Commissioner Bob Shaw, to adopt the new Comprehensive Plan with a request that the City Commission also review the new Plan for adoption. Motion carried unanimously. (June 2, 1987) Motion by Commissioner Ereon, seconded by Commissioner Scott, that the Comprehensive Plan, previously adopted by the Ludington Planning Commission, which updates the City of Ludington Master Plan, be adopted. Motion carried. (June 8, 1987) iv �I I 'I I I I I I I I I I I I I I I I. INTRODUCTION Plans are designed to control change--to stimulate it and to give it direction. Ludington's Comprehensive Plan represents the community's desire to deal with anticipated changes in the city's growth. The plan does not try to draw an ideal map of the future. Rather, it approaches change as a bundle of related processes that must be coordinated to achieve desirable ends. The city has not produced a master plan since 1964. That plan is essentially a map of the ideal city as projected twenty-three years -ago. Many features of that map are impractical and irrelevant today. One feature, however--the site of a municipal marina--is an important reality in the Ludington of 1987. The successful operation of the present marina has in turn become a factor in planning today. Change always generates further change. The ideal city always eludes the planner's grasp. Planning itself becomes one of the processes in the bundle that requires coordination. During the past few years, the people of Ludington have seen several areas of the city where some kind of change--good or bad--seemed imminent. The marina, for example, seemed a potentially destructive force to the residential neighborhood it bordered. A neighborhood plan was formulated and adopted which forestalled undesirable change. The downtown area--the Central Business District--is a great concern to all citizens and especially to downtown businessmen. Certain changes threaten the appearance and functioning of the CBD: the design and construction of buildings, signs, traffic patterns and flow, and building tenancy. In order to direct change in these elements, the City Commission has adopted a plan which the Downtown Development Authority drafted with professional planning assistance. One of Ludington's critical areas is the Pere Marquette Lake waterfront. Traditionally, the waterfront has been devoted to industrial use. Changes in industry and changes in recreational uses of the environment have given the waterfront a completely different significance. The City Commission engaged a professional planner to formulate a plan for the waterfront, and has adopted the resulting plan. Obviously, the people of Ludington recognize that changes are inevitable and that thoughtful, practical planning for change is necessary. A survey of citizen opinion about Ludington conducted by the Planning Commission and the Downtown Development Authority reached a random sample of 465 households. The excellent return rate (43.7 percent) shows great interest in and concern about the future of the city. The following cluster of responses to survey questions deserves thoughtful consideration by anyone planning the city's future: 1 �1. The best thing about living in Ludington is its small-town atmosphere (77.3 percent). 2. Ludington's worst problem is unemployment (86.7 percent). 3. Fire protection is rated "high" rather than "fair" or "poor" (91.67 percent). Less than 6 percent rate city services "poor" (police, water, sewer, snow removal, park maintenance). 4. Parking downtown is "easy" (89.6 percent). 5. Ludington needs more industrial development (92.79 percent). 6. The city should use tax incentives to attract new industry (83.18 percent). The people of Ludington want the city to maintain its atmosphere of a small town on the Lake Michigan shore (73.21 percent like its proximity to the big lake) with good city services and comfortably "easy" living conditions. But at the same time, the great majority of citizens are concerned about the high rate of unemployment. Presumably they would risk giving up the small-town atmosphere in order to increase the city's industrial base. They would even invest tax dollars in this cause. In view of this ambivalence, a plan for Ludington's future must accept one of the following general policies: 1. Preserve the small-town atmosphere at all costs. 2. Pursue a radical change in industrial development and risk losing the small-town atmosphere. 3. Find a compromise position that preserves the valued elements of the small-town atmosphere while it encourages industrial development. The Planning Commission believes that Ludington should adopt the third policy option. This Comprehensive Plan is designed to achieve that goal. I r This plan does not show how Ludington should look in twenty years. Rather, it outlines a series of goals, policies, and implementation techniques to give direction to those charged with overseeing specific plans. These goals and policies are presented first in the plan. Following that section, background material is presented--the context in which the goals and policies are to be considered. Present and future land use maps show graphically_what e~ists, ~nd what should be changed. The plan concludes with a discussion of possibilities for some particular areas in the city. Supporting material in £urther detail may be found in the appendix. Also in the appendix is a copy of the community survey and the tabulated results. 2 I I I I I I I I I I I I I I I I I I I �If this plan is to be effective in providing a context for future change in Ludington, it must be kept up to date. It should be amended from time to time as circumstances require, and it should be carefully reviewed in its entirety at no more than five-year intervals. The following plans for particular parts of the city are incorporated into this Comprehensive Plan: Waterfront Master Plan (WBDC, 1986); Central Business District Master Plan (WBDC, 1986); Cartier Park: A Study of Market & Development (Tom Sturr, 1986); and Recreational Development Plan of Ludington (City of Ludington, 1984; and Recreation Plan Update (1986) The Future Land Use Map developed by the Planning Commission supersedes any other maps in any plan, and the Comprehensive Plan supersedes any other plan, in case of conflict or inconsistency. I I I I I I I I I I r I 3 �f I I I I I I I I I I I I I I I I J f II. GOALS, POLICIES, AND IMPLEMENTATION TECHNIQUES ECONOMIC DEVELOPMENT GOAL: To increase the availability of jobs for area residents through actions and policies that promote the expansion of existing industries and businesses and the attraction of new industries and commercial activity to the city. POLICIES IMPLEMENTATION TECHNIQUES A. 1. Insu~e availability of appropriate sites. 2. Cooperate with industrial and business personnel in dealing with potential problems involved with expansion. · 3. Phase out nonconforming residential uses on Dowland Street to provide area for expansion of industries located there. 4. Require screening between industrial/commercial uses and neighboring residential uses on district boundaries or where mixed uses exist. 5. Continue to make use of P.A. 198 to encourage expansion of existing industries as well as attraction of new plants. 1. Capitalize on the strengths of the area, including the high quality of life, and, where applicable, the ferry service, excellent deep port, good rail service, and direct access to US 31 and us 10. 2. Cooperate with Pere Marquette Township in B. Provide opportunities for expansion of existing industrial and commercial activities. Continue efforts to attract new industry to locate in the industrial park through the Economic Development Corporation (EDC), Ludington Economic Development Corporation (LEDCOR), Manistee-Mason Community Growth Alliance (CGA), Chamber of Commerce. 5 �developing contiguous land in the industrial park and surrounding township land. 3. c. D. Exploit the potential for 1. reuse for wholesale or light industry uses of vacant industrial buildings outside the industrial park, particularly on the north side of the city (Manufacturers Addition). Extend Fourth Street into the industrial park. Make road improvements in the north area, e.g., abandon rights-of-way for Delia and Emily Streets between Bryant and Longfellow. 2. Explore relocation of the city garage and heavy equipment storage to this area (Manufacturers Addition). Capture a greater share of 1. Michigan's growing visitor trade through further development of facilities and 2. expanded promotional activities. Expand public and private marina facilities. Promote development of commercial facilities for marina users. 3. Develop off-season events and activities, e.g., cross-country skiing. 4. Develop a convention/ meeting facility appropriate for this area of the state; coordinate with West Shore Community College. 5. Upgrade Cartier Park according to plan to expand services to visitors, as well as recreational opportunities for residents. HOUSING GOAL: To increase the availability and accessibility of housing in the city through policies and actions that protect and enhance the quality of existing residential neighborhoods and promote the development of new housing to serve a variety of needs and preferences. 6 I I I I I I I I I I I I I I I -I I I �I r POLICIES IMPLEMENTATION TECHNIQUES A. 1. Utilize resources from the state to provide incentives for preservation or restoration of historic or architecturally significant dwellings. 2. Continue to participate in available state and federal programs which provide assistance to homeowners for rehabilitation of existing dwellings. 3. Develop a program to disseminate information concerning the minimum standards for housing and maintenance which the city uses; emphasize how these standards apply to existing housing units, particularly multifamily units. I I I I I I I I I I I I I I I B. Maintain and rehabilitate existing housing where practicable. Provide opportunities for 1. the construction of a variety of housing types in the city: single-family homes and multi-family units; moderately 2. priced homes and luxury apartments; year-round, seasonal, and retirement homes. f 7 Designate specific areas of the city for future residential use. Promote new design concepts which take advantage of energysaving technology. 3. Encourage construction of additional housing units that meet the particular needs of low- and moderate-income residents and the needs of senior citizens. 4. Encourage multi-family housing in areas with adequate land, convenient commercial areas, and adequate transportation. �C. D. Maintain and/or improve environmental quality. Control traffic flow and parking in residential areas. 5. Control conversion of single-family dwellings to two- or multi-family to insure adequate parking, open space, etc. 6. Plan for appropriate new housing in connection with waterfront and marina development. 1. Continue maintenance and/or replacement of street trees, shrubs, and other natural materials. 2. Control home occupations to prevent development into highly visible commercial uses. 3. Enforce existing land-use controls. 4. Prevent the intrusion of nonresidential uses into predominantly residential areas. 1. Discourage through traffic on local residential streets. 2. Institute parking controls on narrow streets. 3. Control traffic flow resulting from large developments by careful placement of access. CENTRAL BUSINESS DISTRICT/COMMERCIAL DEVELOPMENT GOAL: To improve the quality, vitality, and value of the Central Business District and other commercial areas through policies and actions which encourage the prov i sion of a desirable mixture of commercial and residential uses, increase employment opportunities, and strengthen the role of downtown Ludington as a provider of services for the entire region. 8 I I I I I I I I I -I I I I I I I I I �f f I I I I I I I I I I I I I I I IMPLEMENTATION TECHNIQUES POLICIES A. B. c. Make the CBD more accessible 1. and attractive for pedestrians. Increase the convenience shoppers. Improve the appearance of the CBD while conserving the unique character and historic ambience. r 9 Develop an entrance sign and compatible uniform directional signs for the CBD and public facilities. 2. Encourage the improvement of the appearance of the rear of all buildings and make use of the rear entrances where they c~n provide access to parking lots. 3. Initiate aesthetic improvements, including landscaping of parking lots, boulevards where appropriate, and street trees, shrubs, and flowers. 4. Provide benches and/or pedestrian rest areas. 1. Improve parking areas to facilitate traffic flow and provide the maximum number of spaces possible. 2. Remove old foundation remnants to provide more efficient parking, particularly off South James Street. 3. Promote convenience/safety improvements, including street and parking lot lighting. 4. Encourage development of mini-malls: inside access between buildings in a block. 1. Promote cooperation between public and private to take maximum advantage available resources. �2. D. E. Provide a wider range of uses and activities in the CBD. Encourage appropriate development in other commercial areas. 10 Develop recommendations concerning storefront improvements. Priority should be given to maintaining the historic quality of buildings where such exists. i I i I 3. Promote the existing loan prografil to stimulate physical improvements to buildings. 4. Develop consistent sign standards which will enhance the appearance and be aimed primarily at pedestrian traffic. 1. Encourage a wider variety of businesses to the downtown in order to expand activities and minimize vacancies. 2. Promote better use of space in some buildings by permitting residential uses on the second and third story levels through rehabilitation. 3. Encourage professional offices. 1. Discourage strip commercial development. 2. Maintain the existing entrance to the city by controlling encroachment of the commercial strip on East Ludington Avenue. I I 3. Cooperate with Pere Marquette Township on boundary areas. 4. Encourage reuse of existing buildings where parking and other requirements are met. I I I I I �f J J 'I I I I I I I I I r r r r r r 5. Encourage development of marina-supporting services around the bayou. 6. Limit neighborhood commercial areas to uses targeted to the immediate area. TRANSPORTATION GOAL: To promote safe and effective movement for all members of the community, whether pedestrians, motorists, passengers, or cyclists. POLICIES IMPLEMENTATION TECHNIQUES A. 1. Provide sidewalks where they are lacking and mandate future sidewalks with new development. 2. Schedule maintenance and replacement of streets a·nd sidewalks in the capital improvement plan. 1. Revise parking near intersections to allow better visibility, particularly on downtown corners without traffic signals. 2. Change Rowe and Harrison to two-way traffic. 3. Regulate parking on narrow streets to one side only. 4. Establish a directional island at Ludington Avenue and Lakeshore Drive. 1. Support advertising campaigns designed to draw from a wider audience. 2. Explore possible new financing to insure continuation. 1. Strengthen local financing commitments to insure consistent funding sources public transportation. B. c. D. Maintain all streets, curbs, and sidewalks in good condition. Improve traffic flow, saftey, and convenience for motorists. Promote continuation of car ferry service. Continue to provide a high level of Dial-A-Ride bus service to insure necessary ti.on to residents. 11 �E. F. Minimize nonresidential traffic and through traffic in residential and recreation areas. Develop nonmotorized facilities. 2. Expand service to include group trips, special event routes, other. 1. Close Lewis Street between Court Street and Ludington Avenue. 2. Develop formal truck routing with appropriate directional signs on Washington, Bryant, _Dowland, and First Street. 1. Request abandonment of Ludington Northern Railway right-of-way to provide a pedestrian/ bicycle path through the city. 2. Develop a walkway connecting downtown with Pere Marquette Lake waterfront area and Lake Michigan beach at Stearns Park. i RECREATIONAL AND CULTURAL SERVICES GOAL: To insure adequate social, cultural, and recreational opportunities for all residents through policies and actions which promote the availability of necessary social and health services, expand cultural and recreational opportunities, and maintain a high level of government services. IMPLEMENTATION TECHNIQUES POLICIES A. Maintain a wide range of 1. recreational opportunities throughout the city through implementation of the city's 2. Recreational Development Plan. 12 Develop standard soccer fields. Increase playground equipment in neighborhood playgrounds. 3. Continue to maintain existing parks and facilities for maximum use. 4. Establish an indoor ice rink. I I I I I I I I �J f f I I I I I I I I I I I I I I B. c. D. 1. Mandate a public walkway along Marquette Lake as the new marina and other waterfront development occurs. 2. Develop the non-campground area of Cartier Park for passive uses such as nature trails, crosscountry skiing, boat launch, and picnic areas. 1. Pursue state coopera t ion in identification of significant buildings. 2. Provide incentives for preservation and rehabilitation of significant historic structures where desirable and practical. Continue to provide a high 1. level of government services to protect the health, safety, and well-being of all residents. Improve public access to the municipal building so all public meetings can be held there, or provide another community meeting facility. Retain and increase public access, including visual, physical, and recreational access to Lake Michigan, Pere Marquette Lake, and Lincoln Lake. Conserve the unique character and historic atmosphere of significant buildings, both residential and commercial. 2. PHYSICAL ENVIRONMENT GOAL: To preserve and enhance the physical environment through policies and actions which protect desirable natural features and systems and improve community appearance. POLICIES IMPLEMENTATION TECHNIQUES A. 1. Revise the zoning ordinance as necessary to implement this plan. 2. Develop a Capital Improvement Plan. 3. Develop a uniform city sign design for public and informational signs. Maintain an aesthetically pleasant environment by adopting and enforcing municipal ordinances and land use controls. f r Insure continuation of services to senior citizens by providing secure financial support. 13 �B. C. Develop regulations which provide for orderly development of waterfront property, including docks, piers, filling, etc. Control pollution problems as they become identified. 14 1. Implement the Waterfront Master Plan. 2. Develop a waterfront district zone in the zoning ordinance. 3. Explore participation in the National Flood Insurance Program. 1. Monitor sites where groundwater pollution is suspected, and pursue clean-up where possible. 2. Promote regular testing of private wells now being used for drinking water. �r r r I I I I I I I I I I r r III. COMMUNITY CHARACTERISTICS LOCATION AND SETTING Ludington, the county seat of Mason County, is located on Lake Michigan at the mouth of the Pere Marquette River. It has a population of approximately 9,000, with significant increase in the summer. Ludington enjoys a special relationship with Wisconsin and other port communities because of the Michigan-Wisconsin Transportation Company's cross-lake ferry service and the city's excellent harbor facilities. Other transportation routes include the north/south highway US 31, the east/west highway US 10, and the CSX railroad. Ludington's lakeshore and natural resources have attracted development since Michigan's early days. The first immigrants arrived in the late 1840's, and the timber industry developed soon after, with as many as 17 sawmills on the shores of Pere Marquette Lake at one time. Railroads were built, and wood products were shipped by both rail and water. When the lumber industry declined, brine became the primary resource and that has continued to the present day. The earliest settlers planted fruit trees, and the county's orchard and farming industries began to develop. NATURAL RESOURCES The area's natural resources will continue to be a major factor in determining Ludington's future, by influencing the quality of life as well as by providing opportunity for economic development. Geology, Topography, and Soils When Lake Michigan receded to its present general limit many hundred years ago, there remained a layer of glacial drift materials up to several hundred feet in depth with no outcroppings of bedrock. The soils in Ludington and surrounding areas are consequently mainly sandy with alluvial sands found adjacent to the Pere Marquette and Lincoln Rivers. Dune sands predominate in the city. These have slight to moderate limitations for building, depending on slope. The alluvial soils, on the other hand, can pose severe limitations on development due to flooding, ponding, and frost action. The present topography is generally flat, although this is the result of considerable cutting of hills and filling of gulleys since the days of the earliest settlers. The elevation of the city is approximately 590' Mean Sea Level (MSL), with a range of just below that to 640' in the fourth ward. Greater changes in elevation are found outside the city, to the north in Epworth Heights and the sand dune area of Ludington State Park, and to the south in Pere Marquette Township. Lowland areas are along the Pere Marquette River and the shore of Pere Marquette Lake. 15 / �FIGURE l Location Map CAN A DA WISCONSIN "' ~ <f I ..J II Mll..WAUl<l!:1!: ILL/NO/S • GAAV INOIANA 16 OHIO • • • �r r r r r I I I I I I I I I I I I I I Lakes and Rivers Ludington and the surrounding area have significant water resources. Mason County has 32 miles of Lake Michigan shoreline; Ludington shares 1.7 miles of this with over 40 percent accessible to the public. Lincoln Lake and Lincoln River divide the city on the north from Hamlin Township. Pere Marquette Lake provides the sheltered harbor for the Port of Ludington. Pere Marquette Lake offers both recreational and commercial facilities. At least eight public and private marinas are located on or adjacent to the lake. Several dozen charter fishing operations are located there as well. Michigan-Wisconsin Transportation Company, Dow Chemical Company, and Sand Products Corporation regularly use the commercial port facilities. The Port Development Study (Williams and Works, 1982) contains detailed information. The Lake Michigan water level has been rising, and is currently at a record high. The historic seasonal fluctuations of about 1.2 feet (with a low in February and a high in July) appear not to be moving according to schedule. Furthermore, fluctuation extremes keep moving up--the low doesn't reach the lows of preceding years and the highs keep getting higher. This trend is expected to continue for the next few years at least, and the potential for flood damage thus appears to be changing. Historical information suggests that there has never been a serious flood hazard in the city. Ludington received a floodplain map in 1975. In 1977, the city declined to participate in the National Flood Insurance Program, presumably on the basis of historical evidence that no real hazard e·xisted. However, with the current high lake level, and consequently high groundwater level exacerbated by unusually heavy rainfall in September 1986, a number of problems have been created. There have been flooding problems--both residences and businesses--after heavy rains. In addition, charter fishing boats located east of Washington Avenue on the bayou have not been able to get under the bridge at times because of high water. The National Flood Insurance Program was created to provide insurance at more reasonable rates than otherwise available. The city's participation in this program would make it possible for residents to qualify for this insurance. It would also require the city to adopt flood hazard regulations designed to prevent future losses. Potential erosion problems along Lake Michigan and Pere Marquette Lake shores continue. The city has taken measures to correct or prevent erosion on city property, princ i pally around the marina and Loomis Street boat launch site. 17 �Groundwater Quality All residences in the city have access to city water. There is an unidentified number of residents who prefer to use private wells for drinking water. Concern has been expressed about potential polluted groundwater and soils in some areas of the city, for example, at the site of a former plating plant in Manufacturers Addition. Michigan Department of Natural Resources is currently monitoring this site, and there may be others, such as former dumping sites, that could present problems. Establishing responsibility for cleanup is the main hurdle in dealing with these problems; that - process itself has proven to be both protracted and confused. Climate Ludington's climate is modified by Lake Michigan. Spring and early summer temperatures tend to be cooler than would be expected for this latitude. Frost and initial snow periods in the fall are delayed as well. Ludington experiences fewer prolonged periods of hot, humid weather or extreme cold. The difference between the average summer and average winter temperatures is about 51 F. Snowfall is slightly higher than inland averages in Mason County. Table 10 in the appendix summarizes the climate data from 1951 to 1980. POPULATION Ludington's population has remained fairly stable since 1970 at around 9,000. This is based on an estimate of current population which is sl~ghtly higher than the 1980 census figure. (See Waterfront Master Plan). In contrast, the surrounding townships and the county have shown increases in the same period. Table 1 shows the details. A 1983 survey of Pere Marquette residents indicated that 33 percent had moved from the city to the township. Census information for the surrounding townships, although less specific, seems to confirm this trend. The same thing has been happening in other West Michigan cities and counties as can be seen in Table 2. Population Projections Population projections are rough estimates only, and can vary a great deal. The West Michigan Regional Planning Commission (WMRPC) has estimated that the population of the city will increase by 10.2 percent by 1990 and another 11.7 percent by 2000. Donnelley and Associates, a private industrial rating · organization, projects a decrease of 11 percent in the population of the county for 1990. Federal government figures show a 10-year annualized decrease of about 3.5 percent. 18 �TABLE 1 Population Change, 1940-1980 Mason County, Cities, and Selected Townships f r I I I r 1940 1950 Percent Change 1940-1950 19,378 20,474 + 5.7 21,929 + 7. I 8,701 I, 162 9,506 I, 141 - + 9.3 I. 7 9,421 1,245 .9 + 9.0 - 9,021 I ,202 - 4.2 - 3.5 8,937 I ,241 - .9 + 3.2 833 584 777 804 887 930 1,032 739 + 6.5 +59.2 +32.8 - 8.1 1,060 1,468 1,513 780 +19.5 +57.8 +46.4 + 5.5 1,278 I, 778 I ,846 863 +20.6 +21. I +22.0 +10.6 I ,556 2,616 2,068 I, 170 +21 .8 +47. I +12.0 +35.6 Governmental Unit Mason County Ludington Scottvi I le Townships Amber Haml In Pere Marquette Victory SOURCE: 1960 Percent Change 1950-1960 1970 Percent Change 1960-1970 1980 Percent Change 1970-1980 22,612 + 3. I 26,365 +16.6 U.S. Census. I I TABLE 2 Ludington and Mason County Population Changes Compared to Other Cities and Counties in West Michigan 1960 1980 1970 I I I I f r f J Governmental Unit Population Population 9,421 8,324 I, 146 11,066 6,149 9,021 7,723 I, 154 I I ,844 6,471 21,929 19,042 16,547 98,719 48,395 22,612 20,393 17,984 128,181 56,173 Percent Change 1960-1970 Population Percent Change 1970-1980 4.2 7-2 .7 7.0 5.2 8,937 7,566 I ,424 11,763 5,943 .9 - 2.0 +23.4 - .7 - 8 .2 + 3. I + 7. I + 8.7 +29.8 +16.1 26,365 23,019 22,002 157,174 66,814 +16.6 +12.9 +22.3 +22.6 +18. 9 CITY Ludington Manistee Pentwater Grand Haven South Haven + + + - COUNTY Mason Manistee Oceana Ottawa VanBuren SOURCE: U.S. Census, 1980. 19 �What is the explanation for this wide disparity? The last two estimates are based on traditional population, birth/death, and migration rates. WMRPC added employment and housing trends, which are more optimistic. New housing starts since 1980, suggest some growth. When average household sizes are combined with the number of new dwelling units, the figures suggest that an additional 300 people may have moved into the city. If economic activity continues to increase, that will have an effect on the population total as well. (Michigan Department of Management and Budget projects a 17.6 percent increase in economic growth in Mason County from 1980 to 2000.) The small percentage increases in population shown in Table 3 still do not contradict the perception of a stable population. TABLE 3 Population Projections Ludington and Mason County 1980 Ludington Mason County SOURCE: 8,937 26,365 Percent Change 1970-1980 - .9 16.6 1990 Estimate 8,990 28,300 Percent Change 1980-1990 2000 Estimate Percent Change 1980-2000 .5 7-3 9,170 31,100 3.8 17.6 U.S. Census, 1980; Mason County Projections, Michigan Department of Management and Budget; Ludington Projections, West Michigan Regional Planning Commission, 1986. Seasonal Variations Ludington and Mason County have significant seasonal fluctuations in population. Michigan Department of Natural Resources estimates the seasonally adjusted figure for Ludington's 1980 census population to be 9,259, or about 4 percent over the actual population. For Mason County, the adjustment factor is 35 percent or 35,593 people. This includes Epworth Heights, which reports a seasonal population increase of as many as 4,000 over the summer months. (See Mason Coun t y Solid Waste Plan, 1986, and RERC report in WBDC Waterfront Master Plan.) Population Characteristics The 1980 census provides a great deal of information about population characteristics. For example, only 2.5 percent of Ludington's population is minority (.5 percent black, 1.5 percent Spanish, .5 percent other including Korean and Native American). 20 I I • •~ -~ -~ - ~ ~ ~ �r r r r r I Ninety-six percent speak only English at home. Seventy-nine percent were born in Michigan, 1.9 percent were born in other countries, and the remainder in other areas of the United States. More than half had lived in the same home for the previous five years (52.6 percent), 28 percent had lived in the county five years before, and only 6 percent had lived out of the state or abroad in 1975. These latter figures emphasize the stability of Ludington's population. Table 4 compares education, residence, and income characteristics of Ludington's residents with the residents of Manistee, Mason and Manistee Counties, and other areas in 1980. Almost 66 percent of Ludington residents over 25 years of age were high school graduates; 17.5 percent didn't go to high school. Fourteen percent had some college education and 11 percent had graduated from a four-year college or had taken post-graduate work. TABLE 4 Comparative Socio-Economic Characteristics I I I I f ' f I f f r Education 1975 Residence Birth Place 1980 Median Income Percent Same Residence 1980 Percent Different Residence Same County 1980 Percent Born In Michigan Household Percent Faml I !es Below Povert y Level Percent High School Graduate Percent College Graduate Ludington 65.7 II .O 53 28 79 $13,415 $16,839 9.0 Mason County 66.1 10.0 58 23 81 14,410 16,824 9.5 Manistee Manistee County 64.8 62.2 II .o 9.1 63 65 26 19 86 84 13,789 14,351 18,502 17,281 7.2 8.2 Communities Out2 side Urban Areas 69.3 13.4 52 27 77 16,163 19,476 1.2 Michigan 69.0 14.3 56 26 72 19,223 22,197 8.2 Governmental Unit Faml ly "Family" does not include single-person households. 2 SOURCE: Places of 2,500 to 10,000 population outside of urbanized areas. U.S. Census, 1980. Age-sex distributions are important considerations in planning for housing, recreation, senior citizen needs, schools, etc. Figure II shows age-sex distributions graphically for Ludington, 21 I �FIGURE II Age-Sex Distribution LUDINGTON . 1980 - KAI.! FEMALE [ I [ [ I [( I [ [ [ I I 7 5 PLUS )) JJ I )I II I )I ]] )I] ]] )I Jl]) JJ ] ]] ll II I I I (I 70 TO 7 4 l)) JJ J )J JJ]] l 2.8% 2.01 2.41 2.5. 2.6% 2.6% ([([((([((( 65 TO [ I( I I [II I( I 60 TO [ [ I( [ [ II 111 [ 55 TO I [ [ [ I I [ I [ [ [ [ 50 TO [II I [ [ I I I I 45 TO [(l((ll[l( 40 TO ([ll([I((([ 35 TO I I [ I [ I (I [ I [ I [ I 30 TO I I I I I I I I I I I I [I I I I 25 TO [ I ( l [ I [ I l I I I I I I I I I 20 TO [ [ [ I [ [ [ [ [ [ [ [ [ [ [ [ [ 15 TO [ I [ [II [ [ [II I [ I [ I 10 TO 1([[[11111111([ 5 TO [[[[[[[[[[([[I[ 0 TO 2.1% 2.2. 2.41 3.01 "3.8% 3.9% 3.8% 3.6% 3.21 3.21 69]]]]])]])]]]])] 64 ll l])]] ]) ]] ll l 59]]]])]]])))))] 54 JJJJ ll Jl JJ ll 49 11 JJ I)] 1l 44)]]]]]]11111 39]]])]])))1 3411111111111 ll 29 1111)I1II1111J1111 24 I 1111 I I 11 I I I I I I J I I 11 I 19 11!]IIIJI11111111111 14 11 J Jl ll l l ll Ill JI 9))))))11))))))] 4 lJlJ))JllllJlJJI 6.3% 2.8% 3.2% 3.0% 3.0% 2.7% 2.0% 2.6% 2.3% 2.8% 4.0% 4.5% ,•• 3% 3.4% 3.4% 3.6% • • • • • • • • • • • • • • • • • • • • • • • • • • • • • AGE GROUPS • • • • • • • • • • • • • • • • • • • • • • • • • • • • • MASON COUNTY - 1980 FEMALE MALE 2. 3% 1.8% 2.41 2. 6% 2.6% 2. 6% 2.3% 2. 6% 2.8% 3.51 3. 9% 3 • 9I 4. 5I 4.0x 3.6% 3. 6% I [ I I [ I I I I I[ ll l ( 7 5 11((1[((([(70 [([[[[(([[(([[(( 65 [ I I [ I I I I I [II I I I I I 60 ([([[[[[[1[[[([([55 I I I [ I I I ! I!! ! I I! I! 50 I [ [ [!I I I [ [ [ I [ [ I 45 [ [ [ [ [ [ [ [ [ [ [ [ [ [ [ [ { 40 [I! I [II! [ I [ I [ [ I [ I [ I 35 [[[[[[[[[[[[[[[[([[[[[[ 30 [ I [( [ I [ [ [ [ [ [ I [ [ I [ I( [ [ [ [ [ I 25 [ [ [ [ [ [ [ [ I [ ( [ [ [ [ [ [ I [ [ [ I( I I 20 l I ([ [ I I [ (IC! I CI I [ I ([ I [II I I I I (I 15 CI I I [ I [II I I I I I [II I [II I I I I I I 10 [[[[[[[[[[[([[[[[([[[[[{ 5 I [ [ [ [ [ I ( [ {[ [ [ [ [ [ [ [ [ [ I ( [ I o PLUS TO 74 TO 69 TO 64 TO 59 J J )) ll 11 11 Jl 1 111 11 I 11 111 1 lJ])ll])lJ]lJ lJ]))])JlllJ]lJJ] 1 I 1 I 1111 1111 1111 l 11 lJlJ]lJlllJ]l]])l]lJ TO 54 TO 49 TO 44 TO 39 TO 34 TO 29 TO 24 TO 19 TO 14 TO 9 TO 4 1111111II111111 111111111 ] 11)]) II l ll ll ll ll ll 1111111 lJlJ]ll]lllJJ]]]]]lJl 11 Jl 11 lJ lJ J 11 11lJ1111 lJ)) ll Jll Jll J ll 111 J11111 11 l 11 1 111111111 J 11 11 11111111 ll ll 111 1111111 ll l 1 )I 1 I )I 1)I11I111 lJllll))]]lJll]]]]lJ])] 1111))]] 111 ll 1 ll 11 l ll J 11 ll l 1ll JJ 1ll 1lJ I lJ 3.8% 2.0% 2.6% 2.9% 3.0% 2.7% 2.2% 2.6% 2.8% 3.2% 3.8% 4.0% 4.4% 3.91 3.5% 3.6% •••••••••••••••••••••••••••••• AGE GROUPS ••••••••••••••••••••••••••••• MICHIGAN l. 2I 0.9% 1.4I l. 7% 2.4% 2. 21 2.0% 2.5% 2.6% 3.3% 3.8% 4.21 4.3% 3.9% 3. 5% J. 3% - 1980 FEMALE MALE [ [ [ [ [ [ ([ ([[[[[ [ [ [( [ [ [ [ [ [[[[I I [[ [[I [ [[[[[[[([[[[[[[[ [[ [ [ [ [ [ [[ [ [ [ [ ([ ([[[[[[{[[[([[ [([[[{[[(((([([[[ l!!lllllllllll[!ll [[[[([[[[[([[[[[[[[[[I [[[(([[[[[[[[[([[[[[([[[[[ [I [ ( ( I [ [ [ [[ [ [ [ ( [ [ [ [ [ [ { I ( [ [ [ [ [ [[([([([[[[[([[[((([[[([[[[[(( ([{[[[({[[[[[([[[[[([([[[[{ I [ [ ( [ [ I [ [ [ [ I ( ( [ ( ( ([ [ [ [ [ [ ( [ [ [ [ [ [ ( [ [ ( [ [ [ [ [ [ [ [ ! [I [ 7 5 PLUS ll I lJ l 11 l l l I I I 70TO74111)]]])] 65 TO 69 111 I Ill )Ill 60 TO 64 ll l ll l ll l ll ll 55 TO 59 ]]JlJ]lJ]lJ]]Jl] 50 TO 54 1111] ] ] ]] ] ] ]] 11 J 45 TO 49 ]l]]]]l]]Jl]]lJ 40 TO 44 lllllllllll1111 35 TO 39 llllllllllllllllll 30 TO 34 lJlJlJ]lJ]l]]]]Jl]Jl]J] 25 TO 29 ]lJ])]J]J]]lJ]l]]]])J]]]]J 20 TO 24 1111lJl111111 l 1 Jl ll ll l J ll ll J J 15 TO 19 lJ]J]JJ]])]]J])]]])]))]Jl]JJ] 10 TO 14 ]]JJ]J]]J]lJJ])]]]J]]]J)] 5 TO 9 l 111 ll Ill Jl 1111 JI 1 ll]] 1 o TO 4 11 ll l l ll 1I l I ll I 11 Jl l 1l • • • • • • • • • • • • • •••••••••• , ••• ,, . AGE GROUPS • • • • • • • • • • • • ••• • •••• , •••••••• SOURCE: U.S. Census, 1980 22 2.1% 1.3% 1.6% 2.0% 2.3% 2.3% 2.2% 2.2% 2.7% 3.4% 3.8% 4.3% 4.2% 3.7% 3.3% 3.2% �r r r r r I I I I I I I I I I I I I I Mason County, an6 Michigan. Twenty-five percent of Ludington's population is 60 or over, compared with 12.2 percent in the state. As could be expected, a high proportion of these older residents are women. Mason County's percentage who are 60 or older is 20.4. Another way of illustrating this, though not so dramatic, is to compare the median age of Ludington residents (34.6 years) with Mason County (32.3) and Michigan (28.8). Table 5 shows the income range in Ludington with the number and percentage of households in each classification. Percentages are estimated for 1984 and 1990. The median household income in 1980 was $13,415; median family income was $16,839. "Family income" counts _only family households; "household income" includes single-person households as well as families. TABLE 5 Household Income in Ludington by Income Level Estimated Actual 1984 1990 Percent of Total Percent of Total Percent of Total 28. I 22.8 9.4 18.3 26.6 12.7 4.1 .4 .4 7.3 14.6 32-4 16.9 4.9 .7 .4 16.9 5.4 10.9 32.0 25.5 7.4 I .o .7 1980 Income Level s 0 - S 7,499 7,500 10,000 15,000 25,000 35,000 50,000 75,000+ 9,999 14,999 24,999 34,999 49,999 74,999 Number 1,035 347 673 980 469 151 14 15 * Household Income Includes single-person households. SOURCE: Donnelley Demographic Associates, 1985. ECONOMY Ludington's economy is still tied to its natural resources. The chemical industry developed from the brine deposits; transportation is tied to the natural harbor; and the tourist industry is linked to the wide range of natural amenities which the area offers. However, changes in state and national--even international--markets have begun to have a negative impact on Ludington's economy. Manufacturing firms have clo~ed, or slowed 23 �significantly because their products are no longer in demand. Shipping on the Great Lakes continues to decline, decreasing Ludington's importance as a port. Employment Much of the statistical information on employment is available only at the county level. Michigan Employment Security Commission (MESC), the primary source for this information, has used a formula to estimate a city's share of the county's employment. In 1985, MESC "adjusted" that formula, then recalculated 1985 figures. So it is possible to have two sets of figur~s for 1985--one using the old formula, and one using the new; figures derived using the new formula cannot be reasonably compared to those of previous years. Figure III shows numbers employed and unemployed and unemployment rates for Ludington and Mason County from 1970 to the present. MESC suggests that it is appropriate to expect that the unemployment rate will be a little lower in the city than in the county. FIGURE III Mason County Employment Status 1970-1986 Labor Force and Unemployment (Annual Average) Thousands 14 , - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - , 12 10 8 - --- - -- -- ---- - - ····---···---·- ·-·· - - - - ·-- - -·· - ·- -·- -· - - --· .. - - - - - - - ·- - · - - ··- - -· - 6 - ---- - ·-- -· - ·--· - ·- -·- ·- ·--·---- - -- ·-·--- - -· - 4 ·-··- - -· - .- ·-· --·· -- .- - - .. ·-- --··- --·-··- -- ·-· -. --•·- ·- ·- -. - ·-··· -····- - - -·· - - -·- -· ·-·• ... .. - - - - -. -·· -- ·- - · 2 -·· -- -· - .. -- - - ··-·-·· ·--···- ·-·· -- - - ------·- -··- ·- --·-·-·- - ·- - ---·--- -·--· - ~ -· - . . -- - - - -- -·-·-·-- -· - - · -- 0'---'-----'----'---'----'----'--~-......__ __.__......__......__......__..___..___.,___.,___.__. 70 71 72 73 74 75 76 78 77 79 80 81 82 83 84 85 86 · year Source: MESC, 1986 Labor Force -+- Unemployment Seasonal fluctuation in .employment is a significant factor in the county, reflecting the impacts of the agricultural industry and tourist activity. Employment is generally highest in August and 24 ~ - ~ • • �r r r I I I I I I I I I I I I I lowest in February and March. In 1986, the unemployment rate in the county ranged from a low of 10.4 to a high of 19.6. Workforce "Workforce" identifies how Ludington residents are employed, and adds another dimension to employment statistics. Table 6 shows 1980 census information about employed residents over 16 years of age. The two largest classifications of workers were production personnel and professional/administrative personnel; sales and service were each about half that of these two classifications. This is ordinarily considered to be a well-balanced distribution. However, this apparent balance depends to large extent on two major employers (over 300) in separate sectors: · Dow Chemical Company in the industrial sector, and Memorial Medical Center in the service secto~. One other major employer in Ludington, other than the school d~strict and county government, is Great Lakes Castings (over 100). Firms with 50-100 employees are Brill Manufacturing Company, LDI, Inc., Metalworks, Inc., Atkinson Manufacturing Company, Whitehall Industries, and Kaines Manufacturing Company (EDC, February 1987). TABLE 6 Occupations of Ludington Residents Occupational Classification Managerial/Executive Professional Technical Sales Administrative Support Services Precision Production Machine Operators Transportation Other Labor Others TOTAL SOURCE: U.S. Census, 1980. 25 I Number Percent 264 417 82 397 527 419 470 466 207 191 7.7 12.l 2.4 11.5 15.3 12.2 13.6 13.5 6.0 5.5 4 .1 3,444 99.9 �FIGURE IV Mason County Employment by Sector 1980-1986 T·:..:.ho:.u:.:s:.::a:_n..:d.:.s_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 7 ,o~ -- 8 •·. .. ·••· .. . ... ···•· .. ... ...... ... ··- ..... ···- ··••· ... _··- _... -··· ·- -·- ·•-· ..... .... 4 2 0 1980 - 1981 Total Emp. 1983 1982 ~ Year I/-':,,'' ! Manuf. 1984 1985 Nonmanuf . m 1986 Govt . Source: MESC, 1986 Economic Activity by Sector As employment trends show, manufacturing activity in Mason County has decreased. Employment in the nondurable sector has increased in actual numbers, although not enough to make up for the sharp declines in durable manufacturing. According to 1982 figures, wholesale trade activity in Ludington was growing while retail trade activity was declining. A number of smaller establishments had closed, with larger retailers taking up the slack. This trend was occurring in surrounding counties as well. More recently, the downtown area in particular has experienced considerable turnover in retail establishments. Figures IV and v show employment by sector in Mason County and Ludington. The growth in service industries indicated in the 1982 figures reflected a diversifying economy: a movement away from manufacturing, and stable growth in the tourist and recreation areas. Census information indicated that recreation/amusement and health services were showing the most significant growth. 26 -ll ll ll ll II II ~ II �I I I I I I I I r r r r r r r FIGURE V Ludington Employment by Sector, 1980 Government 19.1% Durable Manuf. 20.1% Retail Trade 17.5% Wholes. Trade 2.6% Fin/Insur /Real Es 3.996 Construction 4. 7% Services 12. 2% Nondur. Manuf. 12.1% U. S. Census, 1980 Construction Activity Construction activity is a final criterion to consider in reviewing the city's economy. Construction activity accounts for about 4 percent of the county's labor force, down by almost 25 percent from 1980, the highest and most recent construction boom period. Table 11 in the appendix shows the number and value of building permits issued in Ludington from 1980 to 1986. Footnotes to the table identify major construction projects in this seven-year period; although these projects in themselves have had significant impact on the economy, it is not possible to discern any real trends. However, there appears to be an upswing in the last two years in nonresidential additions, reflecting several recent industrial expansions. State Equalized Value (SEV) provides an indication of the impact of construction activity. Table 12 in the Appendix shows SEV for Ludington from 19880 to 1986. The figures seem to show an increase in dollars (almost 33 percent). However, in terms of constant dollars which take inflation into consideration, there is a decrease of about 3 percent from 1980 to 1984. Since 1984, SEV has kept pace with, and even exceeded slightly, the annual inflation levels. r r Trans & Util. 7.5% 27 �Regional Economy Mason, Lake, and Manistee counties have faced a long period of high unemployment, an actual decline in the number of jobs, and stagnant income growth. For the past several years, the area's unemployment rate has been over 1.5 times the national average. The area lost jobs in all three major nonagricultural employment categories: manufacturing, nonmanufacturing, and government. Although the three-county area has not experienced a single major crisis, it is suffering serious economic adjustment problems resulting from severe changes in economic conditions. Economic Development Activity Ludington is actively pursuing industrial expansion. The city developed the industrial park (a State of Michigan Certified Industrial Park) located in the southeast portion of the city in 1974. The park has access to US 31 off First and Sixth Streets and has full utility services. The industrial park has attracted several new industries and is showing strong promise. It is estimated that the park has about five years' supply of industrial land at the present development rate. Significant efforts are being made to locate other industries in thi~ area by Mason County Economic Development Corporation (EDC), a financial packaging agency for development in the county; Ludington Area Economic Development Corporation (LEDCOR), a marketing and promotional agency which facilitates development; Mason-Manistee Community Growth Alliance (CGA), an agency which coordinates development activities in the two counties and facilitates communication with the Michigan Department of Commerce; Downtown Development Authority (ODA); Chamber of Commerce; and others. Approximately 125-130 new jobs have been created in the city since 1984. Slightly more than half of these are in new industries, the balance were created by expansion of existing industries. Research for the Waterfront Master Plan reports limited potential for expanding general retail activity. However, a market is identified for some harbor-oriented retail uses, including eating and drinking establishments, which do not compete with downtown businesses. That report also points out that recreational boating is currently the fastest growing activity in western Michigan. Expansion of marina facilities would help to meet what appears to be an almost inexhaustible demand, and would likely generate demand for other facilities: hotel/motel, restaurants, service outlets for boats, etc. Tourism and recreation have strong potential for Ludington. The natural resources of the lakes, harbor, nearby state park and forest lands, as well as extension of the US 31 freeway will continue to draw visitor activity. The ferry brings a 28 I I • • • • • • • • • • • • •~ �r I I I I I I I I I I I I I I I I I I significant number of visitors to the city who are important to the motel operators as well as other retailers. Although the future of the cross-lake ferry service is not settled, expanded marina facilities could serve to create demands for overnight accommodations as well as other services. RERC also suggests that potential exists for a convention/meeting center. Such a center, particularly if tied to West Shore Community College activities could generate off-season activity as well. Although much general retail activity has moved to the strip commercial areas outside of the city, a concerted effort to revitalize the downtown and develop the waterfront area may be able to turn that around. Both the downtown and the waterfront areas can provide unique opportunities for development. NEIGHBORHOOD CHARACTERISTICS Ludington is a mature community. Half of its housing stock is at least 40 years old and most of the residential areas of the city are developed. Comparative Housing Characteristics As Table 7 shows, Ludington has a much older housing stock than the county or the state, and its value is a little less, primarily because of age. The city also has a higher percentage of renter-occupied units. The city's vacancy rate is much lower than the county's or the state's. The county's high rate includes a number of seasonal homes which were generally vacant when the 1980 census was taken in April. TABLE 7 Comparative Housing Characteristics, 1980 Ludington Pere Marquette Township Mason County Michigan 3,821 777 13,228 3,589,912 3,576 6.4 2,303 64.4 1,273 35.6 718 7.6 648 90.2 70 9.8 9,693 26. 7 7,601 78.4 2,092 21 .6 3,195,213 II .O 2,321,883 72.7 873,330 27.3 Median Value, Owner-Occupied $28,700 $42,900 S29,900 S39,000 Median Rent, Renter-Occupied s s s s Characteristic TOTAL HOUSING UNITS Occupied Units Percent Vacant Owner-Occupied Percent Owner-Occupied Renter-Occupied Percent Renter-Occupied 153 141 152 197 Year Structure Sulit Percent 1970-1980 Percent 1939 or before II. 7 55.9 31 .4 18.5 23.1 39.0 22.1 27.6 Percent Lacking Complete Plumbing 2.0 N/A 3.2 1.8 SOURCE: U.S. Census of Housing, 1980 29 �Census Block Characteristics The 1980 census divided the city into 13 "block numbering areas." Since these areas do not conform to any "neighborhood" divisions in the conventional sense, they will be referred to here simply as "census areas." Figure VI shows the lines drawn in this census process. Area 13 was designated "institutional" and apparently included the Coast Guard station and perhaps persons on boats in the harbor. (See Table 13 in the appendix for complete statistics for each area.) Unlike larger urban areas, specific identifiable neighborhoods have not generally been recognized in the city. Most "neighborhoods" tend either to be around an elementary school or conform to city ward boundaries. But even these are very arbitrary. The census areas seem to be the most useful units to describe the community's characteristics. Area #3 is the most populated, with 16 percent of the city's total; it also has the largest number of children, with 15 percent of the city's under 18-year-olds. Census areas #10 and #11 also have high numbers under 18 years, with 13 percent each of the city's population. These three areas together have 41 percent of the city's population under 18 years. Conversely, areas #6 and #7 have the highest numbers of senior citizens--36 percent of those over 65 years of age in the city (Longfellow Towers is in area #6). Renter-occupied housing is highest in #6, 21 percent of the city's total. Census area #1 shows the highest value for owner-occupied homes, and the lowest vacancy rate. This area, particularly north of Tinkham, is the most recently developed area of the city with the newest housing. Census area #8 has the lowest housing values and next to the lowest market rental values. It also has the highest rental occupancy rates and vacancy rates. This area is intermixed with commercial and industrial uses. Areas #3 and #9 have the highest proportion of overcrowding; #6, #9, and #10 have the highest proportion of units lacking complete plumbing facilities. The age of most housing in the city suggests the need for careful attention to maintenance and rehabilitation; the disprcportionate number of senior citizens raises questions about the need for specialized housing and/or special programs for low-cost rehabilitation and maintenance. Questions about housing on the community survey elicited responses indicating interest in low-income housing (40 percent of those who felt new housing was needed suggested low-income housing; 30 percent favored housing for senior citizens). Almost 25 percent of those responding indicated interest in conventional single-family housing. 30 ■ ■ i i • • • • • �I I I I FIGURE VI Census Block Map l lM:Ot N l ,(IC£ CITY OF LUDINGTON MASTER I I =- PLAN UPDATE z < ~ ... a: .,,r r I I I I I r r r r r "t,. .,._ f"\ G ® s:::. <"I ~ G C) ):,. ~ ... 0 z < ~ X ~~ r r r NOTE: 31 Not to scale. �I I I I I I I I I I I r r r r r r r r IV. COMMUNITY FACILITIES TRANSPORTATION The transportation system includes in addition to the road system, rail, air, lake, and public transportation. Roads and Streets There are three state/federal highways giving access to Ludington. US 10 is the primary entrance to the city from the junction with US 31, which is east of the city in Pere Marquette Township. M-116 extends north from Ludington Avenue along Lakeshore Drive and terminates at Ludington State Park about four miles north. US 10 ends at the Michigan-Wisconsin Transportation Company's crosslake ferry dock. Plans are underway to expand US 10 to five lanes between Ludington and Scottville, in conjunction with the extension of the US 31 freeway through Mason County. The new freeway will provide two exits into Ludington, one along the existing US 31, and the other at US 10 about five miles east of the city or three miles east of the present junction. The completion of this segment of the freeway will have a favorable impact on the city and county by making access from the south easier. At the same time, i t will provide impetus for development outside the city along the freeway. Other entrances to the city are First and Sixth Streets, off US 31--the primary access to the Industrial Park; and Bryant Street and Tinkham Avenue off Jebavy Drive from the north. Ludington's street system is primarily a grid system, with public alleys through many blocks. Local roads are generally in good shape. The city maintains only a small amount of unpaved roadway: Delia south of Longfellow to the railroad tracks, Lavinia between Bryant and Longfellow, Lowell between Rowe and Lavinia, and one block each of Sherman and Seventh from their intersection. The city recently completed a major $1 million-plus reconstruction/paving project which brought almost the entire street system up to current standards. The local system can be classified into the following general categories: (See Figure VII for illustration.) 1. State trunklines: Previously described. 2. Major streets: Facilitate traffic flow in the area and connect local streets to state trunklines. Major street designation is important for identification of truck routes, and location of traffic-producing uses such as multi-family housing and a variety of commercial enterprises. Major streets include all of Washington Avenue, Madison, Tinkham, Bryant, and Sixth Street; most of Rowe, Harrison, Rath, and 33 �FIGURE VII Street Map 8. LINCOLN LAKE = GIi Q ~.,,~,===:II □i jl Mjiiil~---,.;::□ ==; I' .~ ,.... I r-- 1 -7 =G ~ LEGEND - - - - - - County Line _ _ _ _ _ Corporate Limits STREET SYSTEMS - - - - State Trunkline ■ ■ ■ • County Primary aazzazzzzzzz County Local - - - - Major Street Local Street 11 I I 111111111 Adjoining City or Village Street ® City Offices - ~ ======== 34 I N "~ 1--~=-I �I I I I I I I I I I I I I I r r r r f Dowland; and sections of several other streets in the central part of the city. 3. Local streets: to residences. All other streets, primarily affording access The city maintains several one-way streets, originally designated as such to facilitate traffic flow. Traffic patterns have changed in some instances, suggesting re-evaluation. For example, there is less traffic to and from what was formerly a highly industrialized area on the north side of the city. Rowe and Harrison Streets are not required to carry the traffic they once did. Closing of block-long sections of two streets has been discussed from time to time. Presently, Foster Street between Lavinia and Emily is closed on school days because it runs between Foster School and the playground. Barricades are put up by school personnel, and this solution seems acceptable. Lewis Street, between Ludington Avenue and Court Street is closed temporarily for special events in the City Park. Since the street divides the park and the band shell, permanent closing could have some advantages. Ludington Avenue dead-ends at the lake just beyond the intersection with Lakeshore Drive (M-116). The corner is confusing for visitors because directional signs are not clear. There is adequate space for an island which could include signs indicating Stearns Park, Loomis Street boat launch, parking, etc. Except for the bicycle lane on M-116 north of Lowell, the city has no designated bicycle routes. Rail Transportation The Chesapeake and Ohio (C&O, now CSX) system terminates in Ludington and has connections via the Michigan-Wisconsin Transportation Company (MWT) ferry to Wisconsin. The Chessie System has links in Saginaw and Grand Rapids where it can make connections to locations throughout the country and Canada. There is daily service into and out of Ludington, most coming in on the main CSX line to the harbor. The biggest users are Dow Chemical, Harbison-Walker (in Pere Marquette Township), and MWT, although several smaller businesses utilize rail service on a regular basis. There is also service along a portion of the Ludington & Northern line for industries in the Washington/Tinkham area. The materials being transported are primarily bulk products. The rail activity is very stable and relatively significant for a community the size of Ludington. In 1985, more than 14,000 carloads were shipped out of or into Ludington. 35 �Lake Transportation The Port of Ludington is the most active Michigan port on lower Lake Michigan, but use is decreasing, reflecting the decline in all Great Lakes shipping. In 1982, 1.9 million short tons went through the port, compared to Muskegon (1.2), Manistee (.2), Frankfort (.3), and Escanaba (6.5). The average for a period during the 1970's was 2.98 million tons. The commodities most frequently shipped are limestone, sand and gravel, basic chemicals, and paper products. MWT's cross-lake ferry handles passengers, freight, and rail traffic to Kewaunee, Wisconsin. It is presently running two round trips per day in the summer and one during the rest of the year. MWT is operating on a lease arrangement with CSX; no state subsidies are involved. The future of the ferry operation is uncertain, since freight shipments have been decreasing--and freight shipments are the primary source of income. The ferry plays a major role in the tourist activity of the city. As the only remaining cross-lake ferry, it brings as many as 90,000 people into the city annually. During the 1970's, passenger ferries crossed Lake Michigan from three ports: Ludington, Frankfort, and Muskegon, with Ludington having the most traffic. Air Transportation The Mason County Airport is a general aviation, Class B, commercial airport located in Pere Marquette Township at the US 31/US 10 junction. It has two paved and lighted runways: one 5,000-foot primary and one 3,500-foot crosswind. It has complete fueling and repair facilities, and is open year-round. The airport is rated for instrument landings and can handle all types of private aircraft and large turbo-prop planes. It does not provide commercial service but does provide service to private, corporate, and charter aircraft. Activity at the airport is projected to continue increasing. In 1984, it was estimated to have averaged 26 based aircraft, with 21,700 operations. This is projected to increase to 35 aircraft and 24,500 operations by 1994. Most of the activity is local traffic originating and terminating at the airport; about 40 percent is from other airports. The only regular air freight activity is for UPS. Commercial passenger service is available at Traverse City, Manistee, Muskegon, and Grand Rapids. Public Transportation Ludington had been without any intercity bus service for many months until recently when a trial service was initiated between Traverse City and Holland, with stops in Ludington and other cities and towns between these terminals. The trial will continue for over a year, when continuation will depend on the number of passengers using the service. 36 �' I I I I I I I I I I I I I I I r r r Ludington Area Dial-A-Ride provides transportation in the Ludington-Scottville area on a demand-response basis, operating six days a week. It serves all of the city, portions of Pere Marquette and Hamlin Townships, and Scottville. Passenger levels have been rather consistent, averaging about 11,500 to 13,500 per month. Winter months show highest use, since school children ride the system in the city. About one-third of the users are senior citizens, 30 percent are students, and 40 percent regular fares. A line-haul route (scheduled stops) between Ludington and Scottville was tried but was unsuccessful, so i t was discontinued. Long-term funding for the system is not clear. Presently, state and federal sources provide over half the required revenue. Less than 10 percent comes from fares. The remainder is provided by the participating units of government. UTILITIES Except for a few isolated locations which do not have sewer and water, the city is almost fully served by public utilities. Gas, electric, and telephone services are available throughout the city. Public Sewer Services The sewage treatment plant, about four miles east of the city, was constructed in 1975 and has a rated capacity of 7.5 million gallons per day (mgd) but has an operational capacity of 6 mgd. It is presently operating on an average of 2.8 mgd, with peaks up to 5 mgd. This high daily load is due primarily to high ground water infiltration and heavy water runoff . Part of the city's storm water drainage is still connected to the sanitary sewer system. The treatment plant utilizes a secondary treatment system; effluent flows into the Pere Marquette River. The transmission system includes both primary and secondary transmission mains, and operates on a gravity and forced system. Some segments are over 70 years old, and consequently have a high rate of infiltration. The city operates seven lift stations; the primary station at Rath and Dowland pumps to the treatment plant. Two of the stations have been recommended for replacement: South Madison and North James. Both of these have been in service for about 50 years. The main area not served by the sewer system is on both sides of North Washington Avenue north of Lowell Street, west to Rowe and east to Monona, and the 40-acre city-owned land northwest of the corner of Bryant and North Washington. In addition, there are some small sections around town, one to four blocks long which are not included. Another lift station would be required to provide adequate service to those areas not now served. Most of the system is used by homeowners and small commercial and industrial users. The largest individual user is Dow Chemical Company which pretreats its waste to remove hazardous 37 �chemical materials prior to discharge into the city system. There are only a few isolated locations of private on-site systems for residential use. Waste treatment is contracted to Pere Marquette Township and Mason County Department of Public Works. Separation of stormwater and sanitary sewer systems exists throughout most of the city. The stormwater system drains into Lincoln Lake, Lake Michigan, and Pere Marquette River. Public Water Services The water system includes a Lake Michigan intake, treatment plant on the lakeshore, above~and below-ground storage, and a transmission system in the city. The treatment plant was constructed in 1970, and has a capacity of up to 8 mgd. The average peak daily use is 2-3 mgd. The transmission system is virtually complete except for sections west and south from the corner of Bryant and N. Washington. All residences in the city have access to the system although an unknown number use private wells for drinking water. The oldest segments of the system are 100 years old, but are generally in good shape; annual maintenance and sandy soils have helped to protect the system. The city has two million gallons of storage: one million underground at the treatment plant, and one-half million each in above-ground tanks on Gaylord Avenue and Danaher Street. The city provides water to Pere Marquette and Amber Townships, and Scottville through a 20" line running along US 10; One-half million gallons of storage and a booster pump station are located near Brye Road to provide that service. The largest industrial users are Dow Chemical, Straits Steel & Wire, and Stokely in Scottville. Solid Waste The city contracts with a private hauler for the disposal of all residential, commercial, and industrial waste, except for that from Dow Chemical which has its own landfill outside of the city. Most domestic solid waste is transported to White Lake Landfill in Muskegon County, with the remainder going to Mason County Landfill. Collections are made daily; pickups throughout the city are on a weekly basis. Special collections for white goods and brush are scheduled annually. A transfer station is maintained by the city for residents with material not acceptable for the regular service. The city has participated in the county's recent solid disposal plan which recommends continuing on the present for the next five years, but moving toward more emphasis on reduction, composting, and recycling. (See Mason County Waste Plan, 1986.) 38 waste basis waste Solid �I I I I I I I I I I I r Electricity/Gas/Phone and Cable Television These services are available throughout the city. Michigan Consolidated Gas Company provides gas; Consumers Power Company, electricity; General Telephone of Michigan, telephone; Cable Vision, Inc., cable television. All maintain local offices or toll-free numbers for customer services. None of these companies reported major problems or issues; all indicated that they are capable of serving Ludington with any type of residential, commercial, or industrial service required. RECREATION The city undertook a complete recreational plan in 1984, which satisfies the requirements of the Federal Land and Water Conservation Fund as administered by the DNR. The plan includes a recreational inventory which is illustrated on the map in Figure VIII. The following summary of some of the available resources is taken from Recreational Development Plan of Ludington, Michigan (1984), and Recreation Plan Update (1986). Recreation Programming The city works in cooperation with the Ludington Board of Education in the operation and maintenance of city parks and programming of recreational activities. Programs and activities include the following: Softball (slow and fast pitch) T-ball Baseball (mites, midgets, inter.) Basketball Golf Soccer Football and Flag Football Tennis Volleyball Archery Shuffleboard Gymnastics Ice Skating Swimming (indoor) Hunter Safety Senior Citizen Activities Health Clinics Continuing Education Adult Physical Education Special Events Recreational Resources In addition to the playing fields and playgrounds where these activities are conducted, the city maintains a number of parks with a variety of recreational opportunities. The major ones are the following (a number of smaller parks can be identified on the map): I I ,- r 1. Stearns Park - 17 acres including one-half mile of Lake Michigan beach, two beach houses, shuffle board, horseshoes, playground, and picnic areas. 2. Peter Copeyon Park - 4.2 acres with 400 feet of frontage on Pere Marquette Lake, boat launch site, fish-cleaning station, restrooms, playground, and picnic areas. 39 �FIGURE VIII 8 LINCOLN LAKE CITY OF LUDINGTON MASTER PLAN UPDATE G G 6 Recreation Facilities Map Key Key H 1 2 3 4 5 6 7 8 9 10 Name Oriole Field Steams Park Cartier Park Dejonge Playfield Optimist Field Dow Field Blodgett Park Senior Citizen Ctr Copeyon Park 4th Ward Park # Ownership 11 12 13 14 15 School City City School School DOW (Lease to City) City City City City 16 17 18 19 20 40 Name Iverson Park Community Pool Loomis St, Boat labb Municipal Marina City Park/Band Shell Fonner St. Simons Ch Elementary Sch Plgds Cormnarcial Marinas Racquet Club Golf Course Ownership City School State City City City ~ School Private Private Private ...__ _•_ __ j __ _.._ ..._ • - _ _ - _____J I �~ FIGURE IX Area-Wide Recreational Facilities ' 'I I I I I I I I I I Legend I I /\ CAMPGROUNDS 'Y OUTDOOR CENTERS AOAO ANO REST AREA + ,-ot) SU.TE ROADSIDE PARKS STATE SAFETY REST AREAS PUBLIC ACCESS SITES -J WILDLIFE FLOODING AREAS J... AECREA TtONAL HARBORS Ii; :~~I~(ti~e~N~:~~:ri'1:~~M .&O BANKS OVER THE ACRES INDICATED - STATE LAND 1111 FEDERAL LAND 41 �3. City Park - 2.9 acres on Ludington Avenue between Lewis and Gaylord, with band shell, picnic tables and benches. 4. Cartier Park - 68 acres including 2500 feet of frontage on Lincoln Lake, developed campground, boat launch site, nature area. Cartier Park has been the subject of special study recently to examine the feasibility of upgrading the campground section of the park to provide better services to campers and consequently, make the campground self-supporting, perhaps even profitable to the city. The campground, on the west side of the park off Lakeshore Drive, covers 24 acres; the remaining east section, 44 acres, is undeveloped except for some minor roads and is suitable for hiking or skiing trails, and other passive recreation. The plan calls for development of the campground in three phases, with the cost to be spread over several years. (See Cartier Park; A Study of Market & Development, Tom Sturr, 1986.) Area-wide Recreational Facilities Mason County and Ludington have a great variety of recreational resources. In addition to Lake Michigan, Pere Marquette Lake, and Lincoln Lake, inland lakes and parks provide opportunities for swimming, fishing, boating, camping, etc. Figure IX shows these facilities on the county map. Port Ludington provides some of the best sport fishing on Lake Michigan. Public access to Lake Michigan is available at several locations. Those identified on the county recreation map are: 1. 2. 3. Buttersville Peninsula on Pere Marquette Lake (city property). Suttons Landing in Pere Marquette Township on the west side of US 31 (access to Pere Marquette River and Lake). Pere Marquette River access on the east siqe of US 31, almost directly across from Suttons Landing. Those identified on the city recreation map are: 1. 2. 3. 4. 5. Loomis Street Boat Launch. Peter Copeyon Park. Madison & Water Streets. Cartier Park (access via Lincoln Lake and Lincoln River). Private marinas on Pere Marquette Lake. The Ludington Board of Education maintains an 80-acre school forest located just east of the city limits between Bryant and Tinkham, with trails for nonmotorized use. Public parks are maintained by Pere Marquette and Hamlin Townships adjacent to the city. The county fairgrounds on US 10 and US 31, east of the city, are the site of the annual county fair in August, and other events scheduled during the year. The county maintains a rest area and picnic grounds on US 31 south of the city and the 42 • • • • • • • • • • • �I I I I I I I I I I I I I I I I I I I TABLE 8 Recreation Analysis Standard Activity Baseba 11 Softba 11 1/6,000 people 1/3,000 people Existing Need I I I Field 7 N 3 Fields 3 N 5 Cour-ts 8 N Tennis Courts 1/2,000 people Ice Skating Basketba 11 1120,ooc2 3 111,000 9 Courts Indoor Pool 1115,ooc2 I Pool Beach Boat Launch Sites Nature Areas I Rink 2'/people at pop. 3/4 4 1/10 miles of stream 5a/1,000 6 3a/ I ,000 Public Fish Access I site/3 miles of water Community Bui Iding l/25,0oc2 Soccer Field Footbal I Field + 7 1/1,500 (or 1/15,000 visitorsJ Ia/ I ,000 Marina I ,800' 6 Picnic Area Shuffle Board 3 150 seasonal wel Is/ 60-70 transit slips I/ I , 500 peop Ie 2 1/10,000 Car-t ier Park area, less campground. Deficiencies 3 N N I Note: 2,640 I 10 N 45 Acres 44* N 27 Acres 30a N 2 Sites 3 N I Center I N* 6 Courts 17 N 9 Acres 8 N* 150 y 6 Fields 3 y I Fields 4 N Standards were accepted from the fol lowing sources: * Includes public and private facll ities. 2 3 4 5 6 7 Tennessee State Planning Commission Michigan Department of Natural Resources National Recreation and Parks Association Vermont, Outdoor Recreation Plan Arkansas Statewide Plan New Jersey Recreation Plan Ludington Parks Commission 43 N 3 Sites 150 SI ips 7 y 7 �Pumped-Storage Campground and Recreation Area adjacent to the pumped-storage plant. Ludington State Park, eight miles north of the city at the end of M-116, is located between Lake Michigan and Hamlin Lake. It includes more than 4,000 acres of forest and dune lands, with beaches on both lakes, picnic areas, campgrounds, and 18 miles of marked trails. In winter, cross-country ski trails are kept groomed. A public boat launch gives access to Hamlin Lake. Within a 30-mile radius of Ludington there are over 2,450 campsites in public and private campgrounds. North of the state park, Manistee National Recreation Area provides thousands of acres of public recreation and hunting area, including campgrounds and picnic areas. West Shore Community College provides both indoor and outdoor recreational facilities which are available to local residents, some with a modest fee. In addition, special events are scheduled at the college which are open to area residents. There are a number of privately operated recreational facilities in the area: Ludington Hills golf course (south of the city) is public, but Lincoln Hills and Epworth Heights golf courses are both private. The Jaycees operate a miniature golf course at Stearns Park. A private racquet club is located on Rath Avenue, north of Bryant. There are also seven marinas on Pere Marquette Lake in addition to the municipal marina, making a total of about 352 slips. Recreation Analysis Table 8 provides an assessment of the city's recreational resources based on standards the Recreation Commission feels are appropriate for the city. Deficiencies are shown in the following areas: Marina Slips: Although this analysis shows the city has enough slips, the need for more slips is significant, based on the length of the waiting list for slips in the municipal marina. Probably the standard applied was developed before the tremendous upsurge in pleasure boating that has been taking place in Michigan. It has been suggested that there is an almost inexhaustible demand for marina slips all along the Michigan shoreline. The Waterfront Master Plan suggests that an additional 160 slips would be a minimum to begin to meet this demand. Soccer Fields: The city needs standard-size fields, and city personnel have been looking at areas in the northern part of the city. Indoor Ice Rink: Although no deficiency is shown in the table, need has been expressed for an indoor rink, particularly since no outdoor rinks are being maintained at the present time. 44 • • • • • • • • • • • • • • • • • �I I I I I I I I I I I I I I I I I I I Overall, the city's recreational facilities are quite adequate and, with the exception of these items cited above, meet local needs. The strong cooperation between the city and the school district enhances the operation and efficiency of the programs and the facilities. PUBLIC HEALTH AND SAFETY These services, along with public utilities, provide structure that allows the city to function. The level services is directly related to development potential. to the community survey, Ludington residents appear to well satisfied with these services. the basic of these According be fairly Police Department The Police Department provides 24-hour service with manned patrols. In cooperation with Mason County Sheriff Department, a central dispatch system has recently been established. The police department office on Loomis and Rath is open for walk-in contact from 8:00 am to 5:00 pm, Monday through Friday. All phone calls are answered in the sheriff's department. The city police provide primary road and traffic patrol, conduct investigations, respond to criminal complaints, and assist with crowd control, fire calls, and special event activities. No major issues or problems have been identified. Fire Department Ludington's Fire Department is entirely an on-call department. Most communities this size have a fire department which employs some full-time personnel. Nevertheless, the city maintains an insurance (ISO) rating of 6. Rates are determined by the National Insurance Service Office; the lower the rating on a 1-10 scale, the more effective are the fire fighting defenses. Most on-call or part-paid departments in other cities rate 7 or higher. Ludington has been at a 6 rating for the past five years. The department is fully equipped, and water is available on a grid system, with hydrants about 300 feet apart throughout the city. On the average, response time for the 21-person department is 2.5 to 5 minutes to get the trucks rolling. The number of fire calls has decreased over the past several years, attributed to an expansion of public education and prevention activities. All commercial buildings are inspected annually. In 1985, the department reported 75 calls, half the number reported in 1975. The city provides service on a contract basis to individual property owners in Pere Marquette Township. The fire department maintains a marine rescue squad and an extrication rescue squad. 45 �There are no major problems with Ludington's fire department. Only two issues have been raised regarding services: (1) the lack of direct water supply to the North Washington area where no public water is provided; and (2) low pressure flows due to older 4" water mains in some areas. Other City Services Except for the fire and police departments, the city's administrative of£ices are located in the Municipal Building on William Street. The second floor, originally designed as the City Commission meeting room, is not accessible to the handicapped, so public meetings have had to be scheduled in either the school administration building or the senior citizen center. The major part of the municipal building is the garage for the Department of Public Works. Recent discussion has raised questions about the best use of this prime location across from the municipal marina, and adjacent to the central business district. If the garage and the heavy road equipment could be moved to another site in the city, the building perhaps could be adapted for more efficient community use, including an accessible meeting room. Medical Facilities Memorial Medical Center of West Michigan, located on Ludington Avenue at the east city limits, provides area-wide hospital services to Ludington and Mason County. It is a full-service hospital with 95 acute-care beds. In 1983-84, extensive renovation expanded outpatient and ancillary services. inpatient services are down about 20 percent since 1980, while total outpatient services are up 8.2 percent; outpatient diagnostic services are up 26 percent, and outpatient surgical procedures, 274 percent. Ambulance service is provided by the county and is housed at the hospital. There are three fully equipped advanced life-support units. Almost all emergencies and rescue calls are handled by the ambulance service. There are a number of other medical services available in the area. In 1982, 30 health care providers in all fields were reported. There are two nursing/personal care facilities: Baywood Nursing Home and Oakview Medical Care Facility-Mason County. In addition, there are a number of adult care homes in the city and the county. Regional medical facilities are in Muskegon, Grand Rapids, and Traverse City. AREA PUBLIC SERVICES These educational, cultural, and service functions, although located for the most part in the city, serve a much wider population. They have a primary effect on the quality of life for county as well as city residents. 46 �I I I I I I I I I I I I I I I I I I I Education Ludington Area Public School District covers 75 square miles, and includes, in addition to the city, all or portions of Pere Marquette, Summit, and Hamlin Townships. Enrollment in 1985-86 was about 2,500. The district operates six elementary schools, one junior high, and one high school on 19 mills. The school district receives no state aid. Existing physical facilities are in good condition. Busing is provided for all out-of-city students; city students may ride the Dial-A-Ride system. .The school district provides vocational education for the and as has been mentioned, operates recreational programs city. Peterson Auditorium at the high school is the meeting facility in the county. There are two parochial in the city: one provides K-12 education, and one K-8. county, for the largest schools Mason-Lake Intermediate Developmental Center, located on US 10 between Ludington and Scottville, provides a number of training and support programs for children and young people in the two counties and Pentwater with physical, mental, and emotional handicaps, as well as a program for gifted and talented children. Out of a total enrollment in the districts of 5,400, 625 students are participating in these special programs. The Intermediate School District provides other services to the participating districts such as in-service training for cooks and bus drivers, group food buying, and communication with state offices. West Shore Community College, located eight miles northeast of the city, is a two-year college which serves Mason, Manistee, and parts of Lake and Oceana Counties. It provides a number of two-year vocational curricula as well as an academic curriculum which is transferable to four-year institutions in the state. The college also provides a number of services to the community at large: conference and meeting facilities, recreational facilities, library services, entertainment and special programs, and exhibits of many kinds. WSCC hosts the Manistee-Mason Community Growth Alliance (CGA), an area-wide economic development clearinghouse. The college's Business and Industrial Institute provides local services such as developing business plans and marketing studies, and coordinates business research. The Institute receives technical support from MSU. Cultural and Historic Resources The city's public library, located on Ludington Avenue in the central business district, is a member of the Mid-Michigan Library League; it handles inter-library loans from other libraries througho~t the state. The library provides a variety of regional services, including outreach for the homebound, a bookmobile with the county materials for the blind and 47 �sight-impaired, and a regional depository. collection totals about 35,000 volumes. The current The library conducts special programs for children and adults such as films, summer reading programs, and special seasonal events. The second floor of the library does not have barrier-free access, but at the present time, public programs are not scheduled there. Rose Hawley Museum and White Pine Village are operated by the Mason County Historical Society. The museum has recently been moved into expanded quarters on West Loomis Street, where there are meeting facilities, extensive research library and archives, and exhibit areas where artifacts illustrating county history are displayed on a rotating basis on such topics as: local maritime history, lumbering, Indian culture, industrial and commercial activities, dolls, toys and games, etc. White Pine Village, located on South Lakeshore Drive overlooking Lake Michigan, has 16 relocated or specially constructed buildings surrounding the first county courthouse. First opened in 1976, the Village has been growing ever since. It is open daily from Memorial Day to Labor Day, with many special events scheduled which illustrate various aspects of county history. There are a number of special programs for children, including special tours when the Village is decorated for Christmas. A master plan was developed recently to guide future expansion, both of physical facilities and programs. Mason County Historical Society enjoys unusual support from county residents; it is partially supported by millage which has been reaffirmed several times. The Society · is affiliated with Mason County Genealogical Society and with the Old Engine Club. Other historical sites are the Pere Marquette memorial, on the Buttersville Peninsula, and the county courthouse in the city, a registered historical building. Ludington also has a number of fine older homes, some of which provide architectural significance and charm to the city, and which might justify investigation to determine the extent of historical significance. Senior Services The Ludington Area Senior Citizen Center, located on Foster and Rowe Streets, offers a wide range of recreational and support services for senior citizens in the city and in Pere Marquette, Hamlin, Summit, and Amber Townships. Services are targeted to over 4,000 senior citizens; funding is provided by the participating governmental units, including the county. Recreational opportunities include dancing, nature and hiking club, shuffleboard, badminton, yoga, billiards~ table games, and special events. Support services include information and referral, diet and health programs, tax assistance, and a variety 48 ~ II II II • • �'I of cultural programs. In addition, the Department of Social Services offers a number of services at the center. I I I County and state offices are located several places in the city. The courthouse, on Ludington Avenue east of the central business distri6t, houses the primary administrative and judicial services. Economic Development Corporation, and the Health Department, Mental Health, Department of Social Services and various other services are located on South Washington Avenue. The County Sheriff's Department and the County Jail are on Delia, two blocks north of Ludington Avenue. I I I I I I I I I I I I I I County and State Services 49 �' I I I I I I I I I I I I I I I I I I V. LAND USE AND DEVELOPMENT TRENDS Ludington is a mature community, almost entirely developed. Less than 20 percent of the city's land area is vacant, with only limited areas available for major development of any kind. COMPARISON OF LAND USES, 1962 and 1986 Table 9 compares percentages of various categories of land use in 1962, before the last master plan was completed, and in 1986. The increased acreage shown in the table represents annexation of various parcels of land over the years. But annexation : snot considered a reasonable alternative today, with the development of Pere Marquette Charter Township around the city's boundaries. Although annexation added more acres, the proportion of vacant land is still the same today as it was in 1962. Acreage has increased in almost every category, but proportions have remained virtually the same, with residential and industrial uses and parks showing slightly increased percentages. The Present Land Use Map (Figure X) shows where these types of uses are distributed in the city today. LAND USE CLASSIFICATION Residential Uses Single-family dwellings predominate in most residential areas in the city. The traditional residential and accessory uses are expected to continue in these areas, as well as generally accepted uses such as churches, schools, parks and playgrounds, neighborhood stores, and other uses deemed not to be detrimental to the residential environment. The quality of housing is relatively stable; however, with the age of most houses nearing fifty years, it becomes more important to continue housing rehabilitation programs and enforcement of building codes in order to maintain that quality. Two-family and multi-family uses have increased, many through conversion of large single-family homes into two or more dwelling units. Conversions in single-family areas need to be monitored to insure that traffic, parking, or other potential problems will not have a negative impact on neighboring properties. 51 �4-lkz CITY OF LUDINGTON COMPREHENSIVE 8 LINCOLN PLAN EXISTING LAND USE :J SINGLE FAMILY LAKE fi:@;:lfi::::::;t MULTI FAMLY IBR\IMIM COMMERCIAL INSTITUTIONAL/PUBLIC PARK/RECREATIONAL IIIOUSTRIAL VACANT _ISS,rr1t, J·lwmm m ~ □ Qronrol i □□□I LJIL iLJ~. .:.:-:4'•:• :::J:b:J□□□□ □□□□ - Q::· 1~r.:l]~l[Je]· r1 □'iG~ 1~r }: :11 lrr.:J r-71olri lffi"l ffi7. II• ! □ 0 00 □ · ~ ~-:= □ ~ ::.1w~~i!B_oo10~□□ Cl Lt ~ I ••I I j • ,:1 •• I t;oj 1 ~o'. -~ I•" J I ;; I :o~o~ 0000 ~: i i ~ • ,~o~ I ·.:. rnf'i fT'7 W1] I: ", fil II 7~ jhI :: 0 ~ ~❖ C111~f t::.:._J ooooo W1·• ~ iJ □ D ~ ~I~ ,~i k.n ~I I ==:=l [~J EJ □II ijn~; e::m ]r-i rm ...- ...- \ ;~~1 ', !'i . ill ~ lLkl ILI u!!U==. 0 ,. l ...z 1mnnnn1e7c:71~,~o □,ooo ~ "'_, 0 0 00000 ~j " ,~ljllf //JV ~• rr:-:•-;.;J!=====thf,f:•.:· 1 . · •:•:• []i□□□I) nfJie:J □~ II~ □□ l~lll□□□ 117 r7Jllllll!7 □ rn7 ,~,1 lliw rumJllillU Lm) 8 <i, .. :,.1¥ I I, - {~ ifi!!fi1'.::::::.-:-:::::·:·:·:·:·:::::::::::•:::::::;:·• . ~ LEGEND STREET SYSTEMS ~ --~-- STATE TRUNKLINE COUNTY PRIMARY G, .,,.116Pld•. M.c~l'I N --- COUNTY LOCAL Sl1J1e a IJA'".l .. ...... .. MICHIGAN LOCAL STREET -------- CITY OFFICES © MAJOR ST RE ET v ou 2000 ' I -..AP BY DE PAR TM!:.NT OF 'r•TE 'l·,'R 1000' .. TRANSPORTATION 1986 ... G �TABLE 9 Land Use in Ludington 1962 and 1986 1962 Classification Residential Total (Single-family) (Two-family) (Multi-family) • • • • •I I II I I Percent of Total Acres 2,044 TOTAL 1986 100.0 513.5 (473.0) ( 19.5) ( 21.0) 25.1 (23.1) ( 1.0) ( 1.0) Acres 2,635 727.3 (596.8) ( 46.5) ( 84.0) Percent of Total 100.0 27.6 (22.6) ( 1.8) ( 3.2) Commercial 35.5 1.7 55.4 2.1 Industrial 123.0 6.0 217.2 8.2 Public 92.5 4.5 103.9 3.9 Semi-Public 48.5 2.4 93.9 3.6 103.5 5.1 183.7 7.0 522.5 25.6 536.3 20.4 Water 209.3 10.2 209.3 7.9 Vacant 395.7 19.4 508.0 19.3 Parks Streets Way, SOURCE: & Rights-ofinc. railroad 1962, Geer Associates; 1986, West Michigan Regional Planning Commission. Encroachment of nonresidential uses should be minimized by careful review of such uses as home occupations, industrial and commercial uses along transitional residential boundaries, and existing nonconforming uses in residential areas. Screening or other buffering should be required, both in existing circumstances and with future development, wherever nonresidential uses border residential areas. Multi-family housing can include a wide range of styles such as garden style apartments, high rise buildings, clustered townhouse or single family units, and condominiums. Although such developments can serve as transitional uses between single-family neighborhoods and more intensive uses, that has not been the pattern in the city. There are not clearly defined areas of the city designated for multi-family housing, and although some vacant parcels may be targeted for such development, multi-family 53 l �housing is likely to remain scattered throughout the city. Careful planning of new developments will insure that negative impacts do not result if attention is given to such factors as density, access to major streets, adequate open space, provision for on-site recreation, adequate on-site parking and internal traffic circulation, provision of public utilities, and landscaping and buffering. Commercial Uses Commercial uses are scattered throughout the city, with several well established clusters outside of the downtown area: South Washington and Madison Avenues in the fourth ward, South Washington and Dowland, North Washington across from the high school, as well a number of mixed commercial/residential uses on East Ludington Avenue. Commercial uses vary in intensity, depending to a large extent on whether they are oriented toward pedestrian or automobile traffic. Pedestrian-oriented areas are characterized by retail and office uses offering comparison shopping and professional and financial services, entertainment and restaurants, parking lots which provide convenient access to a number of such outlets, adequate sidewalks and pedestrian crossings at intersections, street furniture and other amenities which encourage pedestrian activity. Loading docks and delivery traffic need to be located and channeled so as to provide the least possible obstruction to pedestrians. The Central Business District is the primary area for such pedestrian emphasis, as detailed in the recently developed Central Business District Master Plan. General commercial uses oriented toward automobile traffic are usually more intensive uses, generating more traffic, sometimes including open display areas, drive-in facilities, automobile service facilities, etc. Parking is usually provided on the site. Some commercial uses, such as neighborhood shopping areas or other more isolated uses, will attract both pedestrian and automobile traffic. Local convenience shopping and neighborhood professional offices should be designed to serve the surrounding residential areas. This type of commercial development should be carefully planned to avoid spot-commercial or strip-commercial results. Parking availability and traffic flow need to be carefully monitored. Limited com~ercial uses often include a mix of office and professional services with residential uses, and sometimes represent transitional areas. Concerns include preservation and reuse of existing buildings such as large single-family residences with architectural or historic significance. Landscaping, rear-yard parking, and appropriate signs all contribute to the preservation of the special atmosphere of such areas. Parts of such areas may be eligible for historic district 54 I • • • • �designation, and investigation of this possibility could serve to guarantee the kind of preservation that is desired. • • • • • -I I I I I Resort/vacation accommodations are found in several places in the city, and this plan does not intend to change that by designating a particular resort commercial area. Any expansion or addition of these uses, wherever located in the city, should be planned so as to maintain the leisure/residential character of the community. Parking, signs, landscaping, and projected traffic impacts need to be monitored closely to preserve the present low-profile atmosphere. It is expected that commercial uses oriented toward marina and water-based activities will expand in the future. These uses will be located primarily on the Pere Marquette Lake waterfront. Special consideration needs to be given to the location of more intensive, semi-industrial activities such as boat storage and major repair. Adequate parking space for boat trailers will be an increasing problem, although such parking is not necessarily required on the waterfront. Industrial Uses A ge~eral industrial district provides full utilities and services and ideally is isolated from less intensive uses • Access is off major streets, and the boundaries provide adequate screening from surrounding nonindustrial uses. The industrial park is such an area and major new industrial development is expected to be located there. Therce are, however, important industries which are well established and expected to continue in other parts of the city. It is important to provide for expansion of these industries where it is possible without creating negative impacts on the surrounding uses. Provision for adequate buffering to minimize such impacts will be a critical consideration. Limited industrial uses include less intensive manufacturing, assembling, warehousing, and storage facilities. These activities tend to have little or no sensory impact other than increased traffic. Access to major streets should be required, with truck traffic using designated routes. Physical barriers such as landscaping or berms should provide adequate screening between these and adjacent nonindustrial uses. Public/Semi-Public Uses Governmental uses include city, county, and state offices and other facilities which are located in various places throughout the city. All facilities open to the public should be fully accessible. Consistent directional and location signs would facilitate identification by the public of these scattered sites. Ancillary services such as the Department of Public Works garage and heavy vehicle storage should be located outside the downtown area. 55 I ,L ;->K �Semi-public and institutional uses include public and private schools, religious facilities, hospital, museum, library, and similar uses. With adequate provision for parking and traffic flow, these uses are generally acceptable in most areas of the city. Parks and Recreational Uses Most parks and recreational facilities are public uses as well. Campgrounds, marinas, and public access to rivers and lakes are included in this category. Here again, uniform directional signs could improve the aesthetic quality as well as make finding particular sites easier. • • Pedestriin walks and bicycle paths would provide easier access between the various public attractions and commercial centers, such as: Stearns Park, Loomis Street Boat Launch, Coast Guard, Municipal Marina, City Park, new waterfront develo~ment, and downtown. In addition, designated bicycle routes in other parts of the city would provide safer conditions for the considerable number of people who use bicycles for transportation and recreation. DEVELOPMENT TRENDS AND FUTURE LAND USE The Future Land Use Map accompaning this Comprehensive Plan is intended to show general land uses as guidelines for future development. It is recognized that there may be deviations depending upon circumstances, and that within the boundaries of each category there may be other uses included; there is no intention to suggest that every parcel in a particular area must be developed as designated. The map is subject to refinement and amendment, as is the entire plan. Thus, this map differs from the Zoning Map which does dictate current land uses. In addition to the previously described uses which are indicated on the map, the Future Land Use Map (Figure XI) shows the areas where development may be expected in the future, as well as areas where redevelopment should be encouraged or where particular concern has been expressed. To facilitate discussion, the following areas have been numbered on the map. 1. Manufacturer's Addition Manufacturer's Addition, in the northern part of the city, was Ludington's first ''industrial park." Originally developed for industrial use, with residential lots platted around it, this section has had varying success as an industrial center over the years. At the present time, there are a number of vacant buildings, some of which can be reused. There are a number of operating industrial plants, and a mixture of scattered residences. With the recent development of the industrial park on the south side of the 56 • • • • • • • �J city, the interest in having further industrial development in Manufacturer's Addition has waned. One possibility for reuse of some vacant buildings might be light industrial uses, such as warehousing, which could be encouraged with appropriate screening from adjoining residential uses. The possibility of moving the city's public works garage and heavy equipment storage to this area has been discussed. Thoughtful planning is necessary to make maximum use or reuse of buildings and land in this area, while at the same time, protecting the surrounding residential areas. 'I I I I I I I I I I I I I I I 2. Residential/Recreational/Office Development One large parcel available for development in the city is the 40 acres now owned by the city, northwest of the corner of Washington and Bryant. South and southeast of this parcel are vacant areas of sufficient size for major development, perhaps for multi-family use. Recreational, residential, and low intensity office or "high tech" uses have been considered for the city property and the adjacent areas. Major development of any kind, however, will require extension of the city's water and sewer lines and a lift station to insure adequate service. 3. Neighborhood Shopping It is expected that future residential development in this general area will create demand for low-intensity neighborhood shopping outlets. As has been previously indicated, local convenience shopping and neighborhood professional offices should be designed to serve the surrounding residential areas, with adequate safeguards against proliferating commercial development. 4. City Entrance/Gateway The entrance to the city is an area of particular concern. It is considered critical that the existing style be preserved on East Ludington Avenue from the city limits to the Central Business District. The strip-commercial development outside the city limits should not be allowed to "creep in" and destroy the gracious aspect which has continued to exist. It is intended that this area continue to have mixed residential and office uses, with retention and preservation of existing buildings, most of which were originally large single-family houses. Where reuse is desirable, existing architecture should be maintained. Particular attention must be given to appropriate signs, parking, and landscaping so as to maintain the unique atmosphere of the area. 57 �5. Central Business District The Central Business District (CBD) provides a mixture of retail outlets, entertainment, professional and financial services. Activities should be oriented toward the pedestrian shopper with provision of ample open spaces, street furniture, landscaping, appropriate signs, and consolidated parking. The Central Business District Master Plan provides detailed suggestions for additions, renovations and/or reuse. Residential uses ~f upper stories of downtown buildings would probably result in more activity and expand the market. The southern end of South James Street has several vacant buildings and many of the buildings currently in use show deterioration. In the judgment of professional planners working on waterfront and downtown design, one of the reasons for this is that James Street dead-ends just past Dowland. with the development of the waterfront area, and the loop road to connect James Street with the extension of Dowland east (through the waterfront development area), a new interest in reuse and redevelopment of South James Street should follow. Most of the uses in this area are not now pedestrian-oriented. However, the direct pedestrian connections planned between the waterfront and downtown should encourage commercial activity more appropriate to downtown. 6. Waterfront/Marine Areas The property with the best potential for development is the CSX property along the Pere Marquette Lake waterfront. The recently completed Waterfront Master Plan outlines the guidelines for developing this property and some surrounding land, part of it owned by the city. Plans call for a second marina, redevelopment of the municipal complex, new access to the ferry dock, housing, and public areas. An important goal in this plan is the connection of this waterfront area with the downtown business district, with emphasis on mutual support rather than competition between the waterfront and downtown. In addition to the area included in this plan, it is intended that the waterfront area include the Pere Marquette Lake shoreline around the bayou and south to Peter Copeyon Park. Development in these areas should include a variety of marine-related uses targeted to both visitors and residents. It is critical to maintain public access to the waterfront as well as scenic vistas. Height of any proposed buildings as well as adequate open space requirements will be important determining factors in any future development. Some of the adjoining areas, particularly Madison Street south of the bridge and South Washington Avenue, have 58 • • • • •~ • '• I �'• -I I I I I I I I I I I I I I developed more or less haphazardly and now show a mix of residential, various levels of commercial, and even industrial uses on some sites. Careful planning is required to encourage appropriate marina-related commercial uses and specialty shops and services for marina users; adequate screening should be provided to protect surrounding residential uses. 7• Industrial Expansion Provision for expansion of existing industries could be made on Dowland Street by the gradual phasing out of residential uses, particularly on the south side of the street and south to the shoreline. Consideration should be given to industries which may require docking facilities; industrial requirements should be coordinated with marina-related development expected in the waterfront area. COOPERATION WITH PERE MARQUETTE CHARTER TOWNSHIP Since Pere Marquette Charter Township virtually surrounds the city, i t seems imperative that the two units of government cooperate on future plans and development. Figure XII, in the Appendix, shows the Future Land Use Plan for Pere Marquette Charter Township. For city planners, it is important to consider what the township plans to do on our mutual boundaries. For example, the fact that township land surrounding Ludington's industrial park is planned to be industrial provides opportunity for cooperation in expanding industrial activities, perhaps through use of tax-sharing incentives. In other areas, consideration will need to be given to what adjoining uses now exist or may be developed in the future. 59 �'-I EPILOGUE Present-day planners are faced with both the mistakes and the triumphs of the past. Decisions have to be made on the basis of what is practicable and what is desirable in order to preserve what is advantageous, to mitigate what is not desirable, and to avoid the same kinds of mistakes in the future. This Comprehensive Plan is designed to serve as a guide for desirable change in Ludington's future. If it is to remain usable, it must be periodically reviewed, and amended when circumstances serve to change the goals or policies. I I I I I I I I I I I I I I 61 �' 'J I I I I I I I I I I I I I I I I APPENDIX A FUNDING RESOURCES With many federal funding programs being cut back or cut out entirely, the city must depend primarily on resources available by its own authority, with support in some cases from state and federal sources. Local Resources General Obligation Bonds: Public improvements are supported by a pledge of the city's taxing authority, generally requiring voter approval. General Revenue Bonds: Public purpose revenue-generating bonds. Special Assessments: Specific public assessments by a petition or city initiative assessing the property owners who benefit in the designated district. Industrial/Economic Development Bonds: Private purpose bonding issues under Act 62 (Industrial Development), LEDCOR/EDC, Michigan Strategic Fund, and DOA. Tax Abatements: Incentives to encourage new industry or rehabilitation of existing industrial uses under Act 198 (1974). Tax Increment Financing (TIFA): Tax increases in a specified district are captured to be used for improvements in that district. City Income Tax: General municipal revenue source. Hotel/Motel Room Tax: A specific tourist-related development. revenue source for State and Federal Resources Community Development Block Grants: Discretionary loans and grants for housing, economic development, and planning projects. Land and Water Conservation Funds/Michigan Natural Resource Trust Funds: recreational grants for land acquisition and development. Michigan Equity Funds: Historic Designation: Cultural improvement grants. Technical assistance, loans, and grants. Michigan Waterway Fund/Coastal Zone Management Fund: assistance and grants for coastal improvements. 63 technical �Emergency Home Moving Program/Army Corps of Engineer Advance Measures Program: Grants and loans for shore-land improvements due to high water. Economic Development Administration Public Works Grants Program: Grants and loans for public improvements and economic development. HUD's Urban Development Action Grant Program: for economic development projects. Grants and loans Michigan Strategic Fund: Assistance and technical information through Michigan Department of Commerce, and bonding authority. Private Initiatives Joint ventures and private syndications have recently become popular mechanisms to entice the private sector to participate, finance, or even develop municipal or public projects. Appropriate state and federal tax advantages and the appropriate economic climate are necessary. Private purchase of facilities or equipment and lease-back to the municipality have also been successful if the appropriate tax advantages are present. Private financing at reduced interest rates. These are particularly successful if the low interest monies can be rolled back into a fund which can be used to finance future projects. Private foundations and institutions are resources for special projects and programs. The larger industries in the city such as Dow Chemical and Consumers Power have private foundations and endowments whi~h have historically been supportive in an effort to be good corporate citizens. The establishment of a Ludington Foundation has been suggested. Individuals, corporations, or groups who wish to make substantial contributions to the city could contribute funds which could be used for special projects to improve the quality of life for all residents. Local businesses, large and small, can be asked to participate in community projects and programs; frequently, mutual interests can be satisfied. 64 �I I I I I I I I I I I I APPENDIX B Tables and Figures Table 10 11 12 13 Figure XII Climatological Summary Building Permits and Valuation, City of Ludington, 1980-1986 State Equalized Value, City of Ludington, 1980-1986 Characteristics by Census Block Areas, City of Ludington, 1980 Pere Marquette Charter Township Future Land Use Plan I I I I I ' ' 65 �__ .- •.• --- . . . . , TABLE 10 Climatological Summary Period: 1951-80 TFMPFAAT ,cc- IF MEANS . . . I: >- ::, J AM FE8 MAA APA MAY J UN JUL AUG SEP OCT NOV DEC YEAA dC X 0 ",: >- .J I: ....I -I: 0 I: 15 , E, 15. 3 23 . 0 34 , 3 43 . 1 52 , E, 57 , E, 5E, , 8 50 , 7 41 . 3 31 . 2 20 . 9 22 . 2 23 . 2 31 , E, 44 , 3 54 . 3 E,3 , 8 E,8 , E, E,7 , 3 E,0 , 5 50 . 2 38 . 3 27 . 4 I ;;o 28 . 7 31 . 1 40 , 1 54 . 2 E,5 , E, 74 . q 7'3 . 5 77 . 8 70 . 3 59 . 0 45 . 3 33 . 8 z ...J z 3E,' 91 4€, . ol •FAQM 1951 - 8 0 NOAMALS 55 . ol SOURCE: 0 .... a: Vl 0W a: " " U I •,._ .J W Cl a: -I 5E,+ 55+ 73 85+ 88+ '34+ '33+ '37+ 92+ 83+ 74+ E,2 97 0 >- 0 .... a: Vl ow a: Ow >- z > 0 " 0 0 CD ">- " u :I WO a: ...J w 11 - 11+ 78 1E, 20 - 22+ 7q 17 30 -14+ E,2 2 30 12+ 73 11 25 22+ E,E, 10 1E, 28+ 72 11 3 37+ 72 5 55 1q 3€,+ 77 2€, 53 2 2E,+ 59 1€, 71 2 19+ 7E, 27 E,1 3 3 58 30 E,2 1 -14+ 7E, 31 75 54 E,7 70 72 5E, E,E, I DEGAEE DAYS ME~~ ~\ ~~EA MIN MO~ I: >- ::, ...J I: ooc-rfPTTATl r"l, rr ra , I EXTREMES AUG FEB 551 , 9I -22 191111 I Cl' " 0 0 0 0 0 0 1 1 0 0 0 0 0 z :I 0 " ...J r,W M CD 1'3 15 E, 0 0 0 0 0 0 0 3 14 2 I 57 0 :I z 0 " ...J "'w M CD 30 27 2E, 14 4 0 0 0 1 5 18 28 I 153 I " 0 Cl lfl .JJ z :I 0 >- w « ...J w CD 2 3 0 0 0 0 0 0 0 0 0 0 5 Vl w I "CD 1327 1170 103_5 E,21 344 104 25 43 I , r ,irH , c;, SNOW MEfr~ ~~~~EA l, J Cl lfl .JJ -z ...J z "w w 0 Vl 0U "CD I: 0 0 0 0 12 E,8 137 115 149 4E,4 14 801 11€,E, 0 0 7249 I c; * • * 0 Z * 2 . 37 1 . 77 1 _qq 2 , 8'3 2 . 47 2 . '33 2 . 18 3 . 7'3 3 . 25 2 . 95 2 . 77 E, 352 J .... >Vl ...J w I ........ " z W o I: ffi 4 . 74 4 . 12 7 . 08 4 , '35 4 , 8'3 8 . 31 E. . '32 9 . 39 8 , E,8 E, . 48 c:: .... a: ">- w Vl >- ~ a: >- " - "w>- "0 ...J w a" a: I: ::, ...J z " w I: Cl 5q 5q 7E, 51 E,Q e,q 1 , E,Q 1 . 77 1 . q3 1 . 5'3 1 . E,7 2 , '3E, E, 7 E,E, 7q E,7 5E, e,q 2 , 44 52 27 07 30 17 OE, 27 18 08 14 2 . 48 52 75 E,1 E,9 5 . 24 75 E, , 40 E,2 4 . 58 3 . 30 2 . 00 1 . 70 2 . 71 31 . 841 AUG q . 39I 15I AUG 4 . 501 e.si 001 E,5 E,1 59 23 58 17 E,2 09 ► 27 . 4 17 . E, q _q 2 0 .0 .0 .0 .0 .0 .5 E, , 4 19 . E. - .... I: I X Z "I: 0I: E, E,, 5 51 . 3 22 . 0 8.4 .0 .0 C, c:: a: - ,~0 ,: a: <:: 0 >- 0 w w a: 0 ,: w 0 77 E, 1 58 75 E, 5 5 4 E, 1 .0 5 5 4 .0 .0 5 9 54 15 . 5 7E, 5S. 3 E, 2 5 E, E, E, E, c:: oO ,: 0 - a: 1 2 2 2 1 3 0 0 0 0 0 0 1 \0 \0 0 , , 2 2 1 0 1 0 0 0 J AN 83 ' 41 e.e. .sl nl E,41 19 1 ALSO ON EAAL I EA DATE S 3 U.S. Climatological Survey, 1984. JJ �TABLE 11 J J Building Permits and Valuation City of Ludington, 1980-1986 J I I I I I Building Classification I I ALTERATIONS & ADDITIONS NEW CONSTRUCTION YEAR No. of Permits TOTAL VALUATION Valuation No, of Permi-:s Valuation 145 94 51 $1,076,626 392,656 683,970 $4,621,012 545,048 326,221 218,827 _4,616,422 1980 - TOTAL Residential Non-residential 11 9 3 $3,544,386 3,077,07921 467,307 1981 - TOTAL Residential Non-Residential 2 4,071,374 5 176, 7103 3,894,664 128 94 34 1982 - TOTAL Residential Non-Residential l!. 136 84 52 1,103,353 786,733 5 316,620 2,956,592 6 1,853,239 1,563,373 4 289,866 1983 - TOTAL Residential Nonresidential §. 473,234 117 5,154,209 --0-- 77 6 473,2346 40 4,680,975 338,7557 4,342,220 1984 - TOTAL Residential Nonresidential 11. 973.149 413,537 559,612 118 627,240 194,336 432,904 1,600,389 60 58 1985 - TOTAL Residential Nonresidential li 1,491,953 8 1,301,0649 190,889 126 96 30 2,312,250 290,873 2,021,377 3,804,203 4 5 0 11 6 10 6 446,525 1,722,743 99 2,169,268 1986 - TOTAL li 248,845 355,800 81 8 Residential 1,473,898 90,725 18 Nonresidential 6 SOURCE: City of Ludington Building Department, 1986. NOTE: Residential permits do not indicate actual number of dwelling units constructed; for the total period, 55 permits were issued for a total or 160 new dwelling units, I I l Crosswinds, $2,300,000 2church, $135,000 30ow Chemical Co., $3,864,669 4Pine Way Townhomes, $1,465,273 5Addition to senior citizen apartments adjacent to Baywood Nursing Home (now Village Haus), $505,658 I 6Public, $178,228 7Memorial Medical Center, $4,031,000 8tudington Park Apartments, $1,018,980 9Public, $17,654 TABLE 12 State Equalized Value City of Ludington, 1980 - 1986 ~ Residential Commercial Industrial 1980 1981 1982 1983 1984 1985 1986 37,949,300 41,758,946 46,809,615 46,828,900 47,079,100 48,180,300 50,353,800 7,028,700 9,968,000 11,238,100 12,542,100 12,106,400 12,201,300 12,280,800 7,299,100 7,113,148 7,991,600 7,907,300 7,993,200 7,915,400 8,348,400 Source: City of Ludington, 1986. Personal Total Increase over Previous Year 17,212,300 18,551,000 16,578,650 16,786,900 17,569,450 18,910,200 21,197,250 69,489,400 77,391,994 82,617,965 84,065,200 84,748,150 87,207,200 92,180,250 16.32 11.37 6.75 1.75 0.81 2.90 5.70 �. ,1. -1/r••• - ••••• ••• T."!lliLE 13 Population and Housing Characteristics by Census Block Areas City of Ludington, 1980 Neighborhood Population Characteristics 1 2 569 187 32.9 49 8.6 33.8 52.0 917 209 22.8 177 19.3 39.6 53.0 204 3 Census Areas# 6 7 4 5 1,403 341 24.3 206 14. 7 34.5 52.7 442 111 25. 1 87 19.7 35.0 54.5 594 147 24.7 104 17.5 32.3 51.5 903 159 17 .6 320 35.4 50.0 58.8 670 107 16.0 301 44.9 60. l 60.7 401 573 208 269 508 200 138 62 31.0 385 260 125 32.5 547 447 100 18. 3 189 109 80 42.3 236 163 73 30.9 479 189 290 60.5 5.4 5.0 5.'5 5.3 11 Total 13* 12 9 10 229 66 28.8 28 12.2 28.0 47.6 562 159 28.3 80 14.2 26.6 56.9 1, 116 288 25.8 201 18.0 31.4 53.5 913 302 33.1 111 12.2 28.8 53.7 216 120 256 477 364 225 0 206 167 39 18.9 109 30 79 72.5 230 119 111 48.3 462 302 160 34.6 337 239 98 29 . 1 203 147 56 27 . 6 0 5.3 5.4 2.44 2.42 2.71 2.78 2.42 8 POPULATIOtl CHARACTERISTICS Total Population Pop. Less than 18 Years Percent Less than 18 Years Pop. 65 Years and Over Percent 65 Years and Over Median Age (In Years) Percent Female 564 55 173 2 30.7 3.6 79 0.0 14.0 0.0 30.3 23.6 52.6 1.8 8,937 2,251 25.2 1,743 19. 5 34.7 53.9 HOUSING CHARACTERISTICS Total Housing Units Occupied Housing Units Owner Occupied Renter Occupied Percent Renter Occupied Median Number of Rooms Per Unit rersons Per Unit 5.5+ 5.5+ 4.2 4.4 ' 5.5+ 3,821 co 35.6 5.5+ 5.4 2.85 2. 38 2. 55 2.32 2.52 1.87 2.29 2.06 13 37 73 10 0 17 8 11 32 51 37 18 307 0 5 4 3 4 15 1 7 12 11 9 4 75 Median Value of Owner Occupied Units $48,400 $24,800 $34,600 $35,800 $28,000 $29,900 $36,100 $16,300 $28,400 $27,500 $20,500 $19,500 $28,700 Median Value of Renter Occupied Units s Persons in Occupied Housing Units with more than One Person Per Room (overcrowding) Total Units Lacking Complete Plumbing for Exclusive Use 174 s 168 s 167 • Coast Guard Station and/or persons on ships in the harbor. SOURCE: U.S. Census, 1980. s 180 s 151 s 116 s 240 s 127 The census labeled this area "institutional". s 151 s 155 s 138 s 149 s 153 \D �FIGURE XII Pere Marquette Charter Township Future Land Use Map I I I I I LAKE MICHIGAN -i ~r,==,'--"·" I I I I I N Cl T O N PLAN MAP GENERAL DEVELOPMENT PATTERNS LEGEND □ CONSERVATION 1($.:J AGRICULTURE t~,J AGRICULTURE/RESIDENTIAL = ~ ~ - LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL COMMERCIAL LIGHT INDUSTRIAL (ill GENER.AL INDUSTRIAL WJJ AIRPORT DISTRICT COMMERCIAL STUDY A I - PROPOSED ACCESS . PERE I ' MARQUETTE CHARTER MASON COUNTY, MICHIGAN 69 - -- - - - -~ ~ - - -- ----- - TOWNSHIP �~ 'I APPENDIX C COMMUNITY SURVEY I I I I I I I I I I I 71 �Survey Methodology The City of Ludington Planning Commission conducted a survey of Ludington residents. A separate survey of residents was being conducted by the Ludington Cable TV Advisory Committee. It was decided to randomly select households to survey using a mail-out/mail-back format for both surveys. The sample was selected in such a way as to prevent duplication; no household received both surveys. Sample Selection Each survey was sent to over 501 households randomly distributed throughout the city. Therefore, 1,002 addresses were selected and every other address selected will receive the same survey. Since the 1980 Census identified 3,821 housing units in the City of Ludington, every fourth household was selected from the address listings included in the R. L. Polk City Director. In addition, another 50 households were selected at random to increase the sample size. In addition, copies of the survey were made available in City Hall for any city resident who was not included in the sample but wanted to participate in the survey. These surveys were printed on a different color paper so that they could be distinguished from the surveys that were randomly selected. Results Of the 501 Planning Commission surveys mailed out, 36 were returned as undeliverable. These are attributable to vacant units and errors in the address listings included in the Polk Directory. Of the 465 surveys that presumably reached a household, 203 were returned for a rate of return of 43.7 percent. This should be considered an excellent rate of return. An additional 25 surveys were picked up in City Hall and returned for a total of 228 surveys returned, representing a sample of about 6.0 percent of the total households in the city. The similarity in rates of return for the two surveys is an awe-inspiring indication of the accuracy of the random selection process. Of the 501 Cable TV surveys mailed out, 40 were returned as undeliverable. Of the 461 surveys that reached their destination, 228 were returned, a response rate of 49.S percent, again an excellent return. The results of the Planning Commission survey are shown on the following tables. The Cable TV survey has been tabulated elsewhere. 72 • l- �COMMUNITY SURVEY FORM Dear- Resident: I I I I I I I I I I The Ludington Planning Commlssion is worki.ng to update the City's Master Plan. This Plan is important as lt will be used to guide future growth in our community. In addition, the Downtown Development Authori.ty is seeki.ng directi.on for- future planning in the downtown area. Your input and suggestions are necessary to improve the "quality of life" for Ludington residents. We are requesti.ng your cooperation by answer-ing the following questions: 1. What characteri.stics do you li.ke best about living in Ludington? (Answer only 2) ----- Small Town Atmosphere Educational System Shopping Facilities Proximity to Northern Michigan ___ Proximity to Lake Michigan 2. What are the worst problems facing Ludington? --------3. ___ Other ______________ Lack of Jobs ------- Bad Streets Dilapidated Housing (Answer only 2) Lack of Recreation Facilities Lack of Activities for Youth Traffic Other Lack of Shopping Facilities What type of new residential development is needed most in the Ludington area? (Answer only 1) ----- More Single Family Homes More Apartments for Sr. Citizens - - -More Apartments --- Housing for Low Income Citizens Lakefront Condominium 4. Is there a need for additional recreational facilities in the City? Yes If yes, what types are needed most? Softball Fields --- (Answer only 3) --- Tennis Courts Lakefront Open Space Picnic Areas Marinas --- No ----- Neighborhood Playgrounds Other 73 Boat Launching Ramps Swimming Pools �S. How would you rate the following City services? Good Fair Poor Police Protection Fire Protection Water Services Sewer Service Street Maintenance Snow Removal Park Maintenance Zoning Enforcement 6. With respect to downtown Ludington, please check the one statement that best describes your shopping habits. I usually shop in downtown Ludington at least once per week. I usually shop in downtown Ludington at least once per month. I rarely shop in downtown Ludington. 7. With respect to shopping in the commerical areas east of Ludington, please check the one statement that best describes your shopping habits. --- I usually shop east of town at least once per week. I usually shop east of town at least once per month. --8. I rarely shop east of town. With respect to shopping in other communities, please indicate how frequently you shop: In Scottville times per year In Manistee times per year In Pentwater times per year In Muskegon 9. times per year In Grand Rapids times per year Other times per year I believe that the reason(s) more persons do not shop in downtown Ludington is(are): Inadequate Parking Poor Lighting --- Danger to Pedestrian Traffic Lack of Product Choice Unattractive appearance of the downtown area Uncompetitive Prices --- Other --------------------74 �~ I 10. Please check the one statement that best describes the parking situation in downtown Ludington. I find it easy to find a parking space when I chose to shop downtown. I I I I I I I I I I I do not have an easy time with parking because: Lighting is inadequate I have to park too far from where I want to shop --11. The building entrance closest to the parking area is unattractive or inconvenient The thing I really like about the downtown area is: The friendly service and personal care of the storekeepers The variety of stores and services available Downtown is close to where I live or work The number of parking spaces available Other 12. Does the City need more industrial deve~opment? Yes 13. Should the City use tax incentives to attract new industry to the area? --14. Yes No Please indicate which ward of the City you live in? 1st 15. No 4th 3rd 2nd 5th Don't know Check the statements that best describe your household: Homeowner Married Renter Single, Divorced, or Widowed --- Number of Children in Household Thank you for your cooperation. All answers are strictly confidential and will be used as an indicator of community support for proposals to be developed as a part of the Master Plan. PLEASE MAIL OR RETURN THE SURVEY FORM TO THE POLICE DEPARTMENT OR CITY HALL BY JULY 20, 1985. Sincerely, THE LUDINGTON PLANNING COMMISSION 75 - - -- - �- . - - - - - - - - - WEST MICHIGAN REGIONAL PLANNING Ludington Community Survey SINGLE QUESTION ANALYSIS NOTE: For statlstlcal purposes, some questions have been divided In these results. Where this Is the case, the number of the orlglnal survey question appears beside the question number. QUESTION NO. 1 QUESTION NO. 3 WHAT CHAJl.\crERISTICS 00 YOU LIKE ~ ABOUT LIVING IN LUDINGTON? WHAT TYPE OF NEW RESIDENTIAL DEVEI.OPMENT IS NEEDED ll>ST IN THE LUDINTON AREA? ANS DESCRIPTION RESP Na R1Psp0nse 4 0 NET PCT ANS DESCRIPTION RESP Na Response 24 10.:53 SINGLE FAM 49 · 21.49 24.02 2 SENIOR APTS 62 27.19 30.39 3 LAKEFRONT CONDOS 18 7.89 8.82 4 APARTMENTS 24 10.:53 11. 76 :5 LOW INCOME HSG. 80 ::S:5.09 39.22 1. 7:5 0 SMALL TOWN --..J --..J TOT PCT 17::S ~ SHOPPING FACILITIES ::s PROX TO LAKE MICH 4 EDUCATIONAL SYSTEM 7:5.88 12 :5.26 :5.36 164 71.9::S 7::S. 21 :57 2:5.00 2:5.4:5 PROX TO NORTH MICH 18 7.89 8.04 6 OTHER 11 4.82 4.91 228 MEAN NET PCT t/l 77.2::S :5 TOTAL TOT PCT TOTAL 228 MEAN 4.79 3. :54 QUEST ION NO. 2 WHAT ARE THE WORST PROBLEMS FACING LUDINGTON? QUESTION NO. 4 IS THER TOT PCT RESP Na R1Psp0nse 2 0.88 196 85.96 86.7::S 12 :5.26 :5. 31 HOUSING 37 16.2::S 16.37 4 LACK OF SHOPPING 74 ::S2.46 32.74 :5 RECREATION FACIL 13 :5.70 :5. 7:5 6 YOUTH ACTIVITIES 4::S 18.86 19.0::S 7 TRAFFIC 24 10.:53 10.62 8 OTHER 36 1:5. 79 1:5.9::S 0 JOBS 2 3 STREETS TOTAL 22B MEAN A NEED FOR ADDITIONAL RECREATIONAL FACILITIES IN THE CITY? NET PCT ANS DESCRIPTION 6.22 ANS DESCRIPTION RESP Na Response 22 9.6:5 117 :51. 32 :56.80 88 38.60 42.72 0 YES 2 NO TOTAL 228 TOT PCT MEAN NET PCT 1.42 ~ ,< ~ t/l ~ t/l �.-:~ . ~-(See survey question 114) QUESTION NO. 5 ANS DESCRIPTION RESP No Response 88 38.b0 SOFTBALL FIELDS 14 b. 14 10.00 2 TENNIS COURTS 20 8.77 14.29 3 MARINAS 34 14.91 24.29 4 PLAYGROUNDS 73 32.02 52.14 5 LAKEFRONT OPEN SPACE 48 21.05 34.29 b PICNIC AREAS 44 19.30 31.43 7 BOAT RAMPS 29 12.72 20.71 8 SWIMMING POOLS 24 10.:53 17. 14 9 OTHER 35 15.35 25.00 0 TOTAL MEAN 228 (See survey question 115) 7 HOii 1/0ut.D YOU RATE FIRE PROTECTIOl/7 WHAT TYPES OF RECREATIONAL FACILITIES ARE NEEDED MOST? TOT PCT QUESTION Nu. NET PCT ANS DESCRIPTION 0 RESP No Response TOT PCT NET PCT 3b 1:5. 79 GOOD 17b 77.19 91.67 2 FAIR 15 b.58 7.81 3 POOR l 0.44 0.52 TOTAL MEAN 228 1.v9 11.87 co " HOW 1/0ULD YOU RATE WATER SERVICES? HOW WOULD YOU RATE POLICE PROTECTION? ANS DESCRIPTION RESP No Response 37 lb.23 GOOD 121 53.07 b3.3:5 2 FAIR b4 28.07 33.51 3 POOR b 2.63 3.14 0 TOTAL 228 (See survey quest ion 115) QUESTION NO. 0 (See survey question f/5) QUESTION NO. b TOT PCT MEAN NET PCT ANS DESCRIPTION RESP No Response 42 18.42 GOOD 149 b:5.3:5 80.11 2 FAIR 31 13.b0 1b.b7 3 POOR b 2.b3 3.23 0 1.40 TOTAL 228 TOT PCT MEAN NET PCT 1.23 �- - - (See survey question 115) auEsTION NO. 9 QUESTION No. 12 HOW WOULD YOU RATE SEWER SERVICE? HOii WOULD YOU RATE PARK MAINTENANCE SERVICE? TOT PCT NET PCT ANS DESCRIPTION RESP No Response 42 18.42 14:5 63.60 77.96 36 1:5.79 19.3:5 5 2.19 2.69 0 GOOD FAIR 2 POOR 3 (See survey ques~ion f/5) MEAN 228 TOTAL ANS DESCRIPTION 0 RESP No Response NET PCT 3:5 1:5. 3:5 GOOD 112 49.12 :58.03 2 FAIR 70 30.70 36.27 3 POOR 11 4.82 :5.70 1 .2:5 TOTAL 228 QUESTION No. (See survey question //5) QUESTION NO. 10 TOT PCT 13 MEAN 1.48 (See survey question //5) HOW WOULD YOU RATE ZONING ENFORCEMENT SERVICE? HOW WOULD YOU RATE STREET MAINTENANCE? ANS DESCR I F'T ION --.J '° ANS DESCRIPTION RESP No Response 39 17. 11 GOOD 72 31.:58 38. 10 2 FAIR 88 38.60 46.:56 3 POOR 29 12.72 1:5.34 0 TOTAL 228 ouESTION NO. 11 TOT PCT MEAN NET PCT 1. 77 (See survey question 115) HOW WOULD YOU RATE SNOW REHOVAL SERVICE? ANS DES CR I PT ION RESP No Response 37 16.23 GOOD 120 :52.63 62.83 2 FAIR 61 26.7:5 31.94 3 POOR 10 4.39 :5.24 0 TOTAL 228 TOT PCT MEAN NET PCT 1.42 0 RESP TOT PCT NET PCT No Response 47 20.61 GOOD 48 21.0:5 20.52 2 FAIR 102 44.74 :56.3:5 3 POOR 31 13.60 17. 13 TOTAL 228 MEAN 1.91 �•.• •• - QUESTION NO. 14 □UESTION No. (See survey question 116) RESP No Response :Sl 0 DOWNTOWN-1/WEEK 2 :s 92 DOWNTOWN-I/MONTH DOWNTOWN-RARELY 59 46 TOTAL 228 TOT PCT NET PCT 25.88 20.18 MEAN ANS DESCRIPTION 0 RESP TOT F'CT NET PCT No Response 65 28.51 46.70 (0) 29 12.72 17.79 29.95 2 (1-3) 83 36.40 :50.92 23 . 35 3 (4-6) 30 13. 16 18.40 1.77 4 (7-12) 10 4.39 6.13 5 <MORE THAN 12) 11 4.82 6.7:5 13.60 40 . 35 (See survey question f/8) HOW OFTEN 00 YOU SHOP IN SCOTTVILLE? HOW OFTEN 00 YOU SHOP IN DOWNTOWN LUDINGTON? ANS DESCRIPTION 16 TOTAL 228 MEAN 2.33 0 co QUESTION No . 15 QUESTION No. 17 (See survey question 117) HCM OFTEN 00 YOU SHOP IN MANISTEE? HOii OFTEN 00 YOU SHOP EAST OF LUDINGTON? TOT PCT NET PCT ANS DESCRIPTION RESP No Response 32 14.04 EAST-I/WEEK 160 70.18 81.63 0 EAST-I/MONTH 25 10.96 12.76 3 EAST-RARELY 11 4.82 5. 61 228 MEAN ANS DESCRIPTION 0 2 TOTAL (See survey question 118) 1.24 RESP TOT PCT NET PCT No Response 79 34.21 (0) 50 21.93 33.33 2 <1-3) 71 31.14 47.33 3 (4-6) 13 5.70 8.67 4 (7-12) 15 6.58 10.00 5 (MORE THAN 12) l 0.44 0.67 TOTAL 228 MEAN 1.97 �.. -1- -\- -f.. -I-I-I- ., 1111 11111 (See survey question 118) 18 QUEST ION NO. 1111 . . . . - QUEST ION NO. 20 (See survey question 1/8) HOW OITEN DO YOU SHOP IN GRAND RAPIDS? HOW OTTEN DO YOU SHOP IN PENT\lATER? NET PCT TOT PCT ANS OESCR IPT ION RESP No Response 9b 42.11 0 No Response bO 2b,32 (0) 95 41.b7 71.97 1 10) 4:5 19.74 2b,79 2 ( 1-3) 32 14.04 24.24 2 I 1-3) 72 31.5B 42.86 3 (4-bl 2 O.BB 1.:52 3 14-bl 32 14.04 19.05 4 17-12) 2 0.8B 1.:52 4 17-12) 12 :5.2b 7.14 5 (MORE THAN 121 1 0.44 0.7b :5 (NORE THAN 12) 3.07 4. 17 0 TOTAL -- 1. 3:5 MEAN 22B R.E SP ANS DESCRIPTION 7 TOTAL 22B TOT PCT MEAN NET PCT 2.19 00 _. QUESTION NO. 19 ( See SU rvey quest ion 118) QUESTION NO. 21 HOW OITEN DO YOU SHOP ELSEWHERE? HOW OITEND DO YOU SHOP IN MUSKEGON? TOT PCT NET PCT ANS OESCR I PT ION RESP No Response 59 2:5.BB (0) 34 14.91 :20.12 2 (1-3) b5 2B.:51 3B.4b 3 <4 - bl 27 11.B4 1:5,9B 4 (7-12) 33 14.47 19.:53 5 <MORE THAN 12> 10 4.39 :5.92 0 TOTAL (See survey question 1/8) 228 MEAN ANS OESCR I PTI ON 0 2.53 RESP No Response TOT PCT NET PCT 17b 77.19 (0) 18 7.89 34.b2 2 (1-3) 1 :5 b.5B 2B.B5 3 14-6) 11 4.B2 :21. 15 4 17-12) 6 2.b3 11.54 5 <NORE THAN 12) 4 1.75 7.69 TOTAL 22B MEAN 2.40 ) �,. -•• ouEsTioN NO. 22 (See survey question 119) ouEsTtoN No. 24 I BELIEVE THAT THE REASON(S) MORE PERSONS DO NOT SHOP IN DOWNTOWN LUDINGTON IS (ARE): ANS DESCR I PTI ON 0 RESP TOT PCT NET PCT No Response 37 16.23 INADEQUATE PARKING 13 !5.70 6.81 3 1. 32 1.57 (See survey question till) THE THING I Rl!ALLY LIKE ABOtrr THE DOWNTOWN AREA IS: ANS DESCRIPTION 0 RESP TOT PCT NET PCT No Response 18 7.89 FRIENDLY SERVICE 83 36.40 39.:52 2 VARIETY OF STORES 16 7.02 7.62 127 :55.70 60.48 2 POOR LIGHTING 3 DANGER TO PEDS 18 7.89 9.42 3 CLOSE TO HOME OR WK. 4 PRODUCT CHOICE 1!54 67.!54 80.63 4 PLENTY OF PARKING 23 10.09 10.95 !5 APPEARANCE '.2!5 10.96 13.09 5 OTHER 16 7.02 7.62 6 PRICES 128 !56.14 67.02 7 OTHER 27 11.84 14. 14 TOTAL 228 MEAN TOTAL 228 MEAN 3. 18 9.27 N co QUESTION NO. 2:s QUESTION No. 25 (See survey quest ion f/10) WHIOI BEST DESCaIBES THE PARKING SITUATION IN DOWNTOWN LUDINGTON? TOT PCT NET PCT ANS DESCRIPTION RESP No Response 1 !5 6.58 191 83. 77 89.67 0 EASY NOT EASY-LIGHTING 3 1. 32 1. 41 3 NOT EASY-TOO FAR 41 17.98 19.25 4 NOT EASY-BAO ENTR. 21 9.21 9.86 TOTAL 228 MEAN ANS DESCRIPTION RESP No Response 6 2.63 206 90.35 92.79 16 7.02 7.21 0 2 l. 90 (See survey question f/12) DOES THE CITY NEED MORE INDUSTRIAL DEVELOPMENT? YES 2 NO TOTAL 228 TOT PCT MEAN NET PCT 1.07 �.. .. - -- - - I- - ... - - - - - .. QUESTION No. 20 QUESTION NO. 28 (See survey question f/13) RESP No Response 0 YES NO 2 TOTAL TOT PCT ANS DESCRIPTION NET PCT 0 TOT PCT NET PCT cl•i , 1.32 181 79.39 80.44 32 14.04 14.22 149 o:s. 3:5 00.22 SINGLE, ETC. oO 20.32 20.07 5 0 CHILDREN 06 28.95 29.33 b .1 CHILD 27 11.84 12.00 7 2 CHILDREN 3:5 15.35 1 :s. :so 8 3+ CHILDREN 23 10.09 10.22 178 78.07 83.18 3:5 1:5. 3:5 10.30 2 RENTER 1.lo 3 MARRIED 4 HOMEOWNER (X) w TOTAL QUESTION No. 27 ( See survey quest ion //14) TOT PCT NET PCT No Response 20 8.77 1ST 30 13. lo 14.42 2 2ND 4o 20.18 22.12 3 3RD 28 12.28 13.40 4 4TH 25 10.90 12.02 5 5TH 44 19.30 21. 1:5 b DON'T KNOW 35 15.35 lo.83 TOTAL 228 ANS DESCRIPTION 0 WHITE 2 RESP No Respons• 8.24 BLUE 3.~4 TOT PCT NET PCT J 0.,44 (MAILED> 2(•2 88.60 88.9'1 (PICKED UP) 2:5 10.96 11. 01 TOTAL MEAN MEAN COLOR OF PAPER RESP 0 228 QUESTION NO. 29 PLEASE INDICATE WHICH WARD OF TIIE CITY YOU LIVE IN? ANS DESCRIPTION , . :?ZB . 1 . (See survey question f/15) 3 o.14 MEAN RESP No Response 14 228 , . DESCRIBE YOUR HOUSEHOLD: SHOULD THE CITY USE TAX INCENTIVES TO ATTRACT NEW INDUSTRY TO THE AREA? ANS DESCRIPTION . . MEAN I. 11 �,. CITY OF LUDINGTON PLAN COMPREHENSIVE !~- ~ \~~ ',, ' G LINCOLN LAKE \l-, \, I lj I I •••. WlJ' [Ii 1:: :!:~:~1~1r~1 i 1:: rn 111 __ mii~! 1: t m~ IDID@II 1:111111 ~l:iflldii!iliii IiiMIii.ii lllilllii 111: ffllNLJ It/~ tm8188 EB ; 1111,! !; !~1i;~ t:}~1!111,:~;; i!i\ll b ' ::\f n, . . ;_r~ t -~ ti _;: w////®Ii~ · i....-~./~~~i~~i~t~~~~~~~~~v\~ t)Il [\\J\\\@t fE+%a // W///§~ , ////,"o"o"oWo"o"o ❖❖• :: .:::::::::: ~}{~ :~:~:~=~~3 ·.-::.~ 1;){~~~ r- 11 .... ... .... : .:~ 1 ' ; ~:~ ;z,::r. 1:::::,:1 1:mrn k'\,vou,,uoouoououc i: \;,:.;:;.:,:-:•:;:;:;:f:: '••:;:;:;:;:J;. : C>'• C<• r1;; r::::=:= :::1::::: tJ::::~$!:1:1:1:i --:r. - ~ C") G) b < ~ MJl1mmq :~~t r Llil lftH~~/}~::TI tillt ,.·.·.·.·.·.· · · · · ·•:❖-.-,,,,nJ°'i· E] [;!'.:::l r::1;:,;i1:::,;;;::::;1 ii:\\i,::::1=1 [~~~~r,;rr:;,~:l~ , v' .• .\ ~- " ,,.. ".,._ ">) ' z I -, ~ . ) r ~ ; ~ ~ _. ·. ~-~ I'l'\ •-. ..: - \: . - \ ':. ~~' ~ ~ -:., oUV o .;;.V,,; o_oiJo0 o - - - \ V .J V • • V O 0 \ 1 1 - -- . ]jl\I\i\:::::::Iii '· '-... - - ·-- I I•. , ~".;},.V ":-t-;•:•.•.•, . ....•.•, . V:. ·, ...• .. ' ,.,:~!,:-?~;?:'J a:;:} FUTURE LAND USE PLAN ~ ~ '[ill:::::{. ffiill/:: ····;i) @·········· ·.• .•,•,· •.•.•,•,•, ..·.······ ·.·.·..· lli§=::;:::.. ····· @ill1filw mill I GENERAL RESIDENTIAL ·1i"••··· ::=•:•• ::, ~ RESIDENTIAL / RECREATIONAL / OFFICE DEVELOPMENT ooi::.··· ·•·•••·••• .·.·.·•:• ···· Em·· ····•;:J w······· ;::::::::: §~:I:: :::::::::! ITTI~ I~ IT ~ ~ o~o~~- ~ Mlffil lliiru fu ~o=fffffn::. ~ ....... ~~ Ifill] OOJIErn rm [I ";;,;:i::: • • PUBLIC, INSTITUTIONAL AND RECREATIONAL ~~<:J NEIGHBORHOOD SHOPPING U:::H LOW INTENSITY COMMERCIAL ~ GENERAL COMMERCIAL ~ - GATEWAY/ CITY ENTRANCE S CENTRAL BUSINESS DISTRICT ~ WATERFRONT / MARINE loo.ffil LIMITED INDUSTRIAL ~ GENERAL INDUSTRIAL NOTE: The numbers on tho map correspond to a narrative description of the proposed uses found In the Development Trends and Future Land Use section of the Compre hens lve Plan . . .. l --~ -· I•==~::~ ?.•~.,-• <..__, ~ I _______, _,-:... M1C!1IG AN - l Dt= PA""l T"ME::NT Of -, v ..::p, a - ()(' , RAN S PO~ TAT I ON I ?':16 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 Ludington_Comprehensive-Plan_1987 Creator An entity primarily responsible for making the resource Ludington Planning Commission, City of Ludington, Mason County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1987 Title A name given to the resource Ludington Comprehensive Plan Description An account of the resource The Ludington Comprehensive Plan was prepared by the Ludington Planning Commission with assistance from the West Michigan Regional Planning Commission in 1987. Contributor An entity responsible for making contributions to the resource West Michigan Regional Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications Ludington (Mich.) Mason 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/bb0c0d92b745d9bb3b91e9af1d6b3c59.pdf dfbf1ba6670ddd1ea4f2233bc82c8608 PDF Text Text / November 1984 Comprehensive Plan ti:iiiiiiii--~--- ARCHITECTS • PI.ANNERS • ENGINEERS 150 Ann street Northwest Grand Rapids, Michigan 49505 Telephone (616) 364-6525 11 City of Lowell, Michigan �I r r COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MIC HIGA .... ·-.<"II / .. •· -; ··•-• o,•• ✓ I ~~ / . :. . ... · :.., :~ •~:.' •·· -; / . . ·~ ...."': :. ·····!:.. ~ I LEGEND f ~ l l LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL - HIGH DENSITY RESIDENTIAL - HIGHWAY COMMERCIAL k~}d CBD COMMERCIAL INDUSTRIAL I l. § PUBLIC/ QUASI PUBLIC H<>] FLOOD PLAIN I~ I 0 rn I~I:· r I~~ - I[ '- [1 SCHOOL PARK NEW STREET § ADD LEFT TURN LANE ~ REMOVE ON-STREET PARKING ~ CLOSE STREET �•• •· •II; TABLE OF CONTENTS .. ..... . . .. . . .. . ... . . . . .. .... . ... ....... .. .... . .. COMMUNITY PROFILE . . .. .. . . . .. .. . ... ... .. .... . .. . . . . .. .. . .. .. . . ... ..... Location ................... . ...... ...... Physical Characteristics ...• INTRODUCTION ...... . . . ....... . ...... Population Characteristics .. Economic Characteristics .•.. Land Use . ...........•......... Transportation Facilities .... Existing Convnunity Facilities •. ..... GROWTH TRENDS .•••.•..•. . . ... .. .. .. . .. . . . . ... . .. .......... . . . .. . . .. ... Population Growth ..•••.•..•••.• ...... Nonresidential Growth .•. .... Residential Growth .••••••••••••••• .. ... . . ...... . ...... ... . . . .. .... .. .. .... . . .. . . . Planning Issues .. .... . ....... . Goals and Objectives •.. . .. . . . ... .. ... .. . ........... . Plan Description •.••••. ... ... ........ . . ...... . CENTRAL BUSINESS DISTRICT •• ... ... . .. . ... . . .. .. .. . . ..... . .. . . . .. . . . ... Existing Conditions. . ............... . . ..... . Goa 1s ••••••••••••.•• ..... Recommendations ...••.••.• . . ... . . . . . ..... COMPREHENSIVE PLAN •.• . 1 4 4 4 12 20 22 27 42 49 49 51 58 64 64 67 70 81 81 91 91 STRATEGY FOR IMPLEMENTATION •. ........................................ 100 Zoning •...•••..•. . . ... 102 Sign Ordinance .•. . 102 Funding ......•.. 103 Historic Preservation ••.••••.• . 104 Capital Improvements Program •. . ...... . 104 ...... . .... .. ... ... .. . .. �• • TABLE OF FIGURES 1. Regional Location •. 3 2. Generalized Soi 1s ....... . 5 3. Residential Suitability. 7 4. Cropland Limitations ••.. 8 5. Flood Pl a i n ..................................................... . 6. Existing Land Use .• •.. . . . . 26 7. Road Classifications •• 29 Traffic Volume/Capacity Projections .. 35 CBD Existing Land Use •••••••.•.••••••.••.•••........••...••...... 82 9. 1 ·,I .. .. .... . ... . . ... .. ... . . . . .. . . .. .. .. ... 10. Parking Inventory •••....•...•• 85 11. Parking Supply and Demand ••••..••••.••.••••••••.•••••••.•••..•..• 86 12. CBD Plan ••.•..• • 13. Building Facade '. 10 14. Building Facade 15. Building Facade 16. Building Facade . ..... ... .. .. ... .... ... . .... .. . ............. . Improvements • .. ....... ... . . .. ... ... ... . . . . . . . .... Improvements ... ...... . . . . . . . ... .... . . .... .. .. .. .. Improvements ••. .......... . . . .. .. .. . .... .... . ..... Improvements •• .. . ... .... . ..... ..... . ... .. .... ... . 17. Proposed Riverwalk. ............................................... 92 94 95 96 97 99 18. Comprehensive Plan. .............................................. 106 �TABLES .; .j .J .J 1. Population Growth Trends for the City of Lowell and Other Geographic Areas ••.••.•.••.••...••••••..•.••....•••...•..•. 13 2. Age Distribution of the Population ............................... 15 3. Educational Attainment .......................................... . 16 4. Income Distribution •..•••••...•.•••.•.••••••...•.•••...••.••.•..• 17 5• Emp 1oyme nt St at us • . • • • • • • • • • • • • • • • • • • • • . • • • • • . • . • • • • • . • . • • • • . • . • • 19 6. Place of Work .................................................... 19 7. Manufacturing Establishments •••••.•.••....••..•.•.•..•••.••.••••. 20 8. Reta i 1 Trade Summary... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 9. Structural Housing Survey •.•.•••••.•.••.••.•••••..•.•••.•••••••.• 23 10. Existing Land Use................................................ 25 11. Existing and Projected Traffic Volumes for Selected Streets •.••.. 31 12. Projected Traffic Volumes and Traffic Volumes Capacities for Selected Streets ••..••••••.•..••.•••••••••••••••••••••••••••.•••• 34 13. City Accident Totals ............................................. 36 14. Population Projections •••.•.•••.••••••••.•.••..•••••••.•.••••.•.. 50 15. Projected Total Sales and Sales Per Establishment •••.•...•.•••••• 51 16. Retail Acreage................................................... 52 17. Projected Commercial Acreage for the Lowell Market Area and the Acreage the City of Lowell Could Absorb (Alternative 2) •..••. 53 18. Projected Commercial Acreage for the Lowell Market Area and the Acreage the City of Lowell Could Absorb (Alternative 3) .•...• 54 19. Presently Zoned, Existing, and Projected Commercial Acreage .••... 54 20. Projected Industrial Acreage (Alternative 1) .••.••••••.•......... 55 21. Projected Industrial Acreage (Alternative 2) ..•..••.............. 56 22. Projected Industrial Acreage (Alternative 3) •••..•.••......•.•..• 56 �•• • Page 23. Presently Zoned, Existing, and Projected Industrial Acreage ...... 57 24. Housing Characteristics •••.••.•••••••.••••.•.•....•.•..••••.••..• 58 25. Projected Number of Housing Un its.. . • • • • • • • • • • • • • . . . • . . . • • • . . . • . • 59 26. Projected Housing Mix and Units.................................. 60 27. Number and Type of Housing Units Projected for 1980-2000 •.•.....• 61 28. Number of New Housing Units, Density and Acreage Requirements for the Year 2000................................................ 62 29. Projected Land Needs for Residential Purposes by Types •••••.•...• 62 30. Total Acreage Requirements for all Land Uses •••••.•..•••.•..••.•• 63 31. Identification of Recreational Uses, Adopted Standards, Existing and Projected Facilities ••••••••••.•••••.•••.•••..•••.•.•••.••.•. 77 32. Parking Supply/Demand, Lowell CBD •••.••••••••••••••••••••.•.••••• 84 • .: ; ' t 33. Projected Total Retail Sales for the Lowell Market Area ••••....•• 87 34. Population Projections for the Lowell Zones •.••••••••••••••..•.•. 88 35. Projected Total Effective Income for the Lowell Trade Zones •••.•• 89 36. Projected Total Sales, Effective Buying Income and Sales Not Captured in the Lowell Trade Area ••••••.••....••••••.....•.••••• ~ 89 j .1 .j .l •i .i .I l _j ~ -} ~ j 37. Retail Floor Space Existing, Warranted in Future Years, and Additionally Needed for the Lowell Trade Area .•••••••..••••••..•• 90 �• • • • I ~ INTRODUCTION Just beyond the sprawl of the Grand Rapids metro area, sits a quiet city of 4,000 people along the banks of the Flat and Grand Rivers. Surrounded by the rural countryside, the City of Lowell is the center of activity for its netgh--: boring townships, offering employment, service, shopping, and recreational opportunities to a wide geographic area. Lowell's growth in the past has been steady. New homes, industries, and busi- nesses have gradually changed the character of the community. These changes have signified an encouraging future for the City and have contributed to the need for a long-range plan to guide Lowell's growth and solve those problems created by new growth. The purpose of this Plan is to bring some order to Lowell's growth -- not to inhibit growth but to~irect it where it is most appropriate -- and to consider the impacts of growth upon the City's services and facilities. The ade- quacy of schools, streets, parks, and utilities, for example, must all be considered in relation to the demands of additional people upon the community. This Plan represents a picture of Lowell through time -- how it was, how it is, and how it can be. It should serve as a policy guide to follow as land use and corrmunity service decisions are made. While the Plan is long-range in scope, it should be routinely evaluated and modified as changing circumstances warrant. At a minimum, the Plan should be examined annually as a reminder to the Planning Corrmission and other City officials of the course of action they have established and as a means of measuring their success in implementing the Plan's recommendations. - 1 - ~ �Implementing the Plan carrying out its recommendations -- is the most important part of the planning "process". The last section of this document identifies a variety of tools available to the City for this purpose. Each of the tools approaches the task of implementation from a different direction -policy, financial, regulatory some of the Plan recommendations. but each offers the means of accomplishing Through the use of these tools, the Planning Commission and City Council can achieve the goals it has established for the continued growth and prosperity of Lowell and its residents . • i -~ .1 .j •1 •1 .1 ., •• .i •1 .j J . J I j j - 2 - �.j •~ ■·: I ■'. I I I I I I I ....••..............•................... ■~ ~: ~: .! MONTCALM CO. GRAND RAPIDS ................... -,. I ........ I I I IONIA CO. : I M-21 ~ .l l"'- N I ~J I; . . . ~k.~~~.SING . I , • ,.•••...••..• ,•............•............ .......... . . ...... • I I ~ ....... ~ I I I I .• .•••• I I I ' I BARRY CO. EATON CO. INGHAM co. :•• I I I .... -~··········,·······························~---··········· • • I I I t ~ :• ......••.......•.... t I I I REGIONAL LOCATION •• ••• • �• •·· •., •11 ' I: • J •.,j II I ..I Ii -J _j IJ 11 J COMMUNITY PROFILE LOCATION The City of Lowell is located at the extreme eastern edge of Kent county in west-central lower Michigan, approximately 18 miles east of Grand Rapids. City lies within the Townships of Lowell and Vergennes. State Highways 21 and ~1 intersect at Lowell and provide the main transportation links with metropolitan Grand Rapids and other areas of Michigan. Interstate 96 lies approxima- tely 4 miles south of the City (Figure 1). . PHYSICAL tHARACTERISTICS Topography: The City of Lowell is located on a geological site which was greatly influenced by the Wisconsin glacial period. The topography shows influences of both moranic glacial deposits and outwash plains • There are two sites within the City which are the direct resultof moraines. One site is located on the east side of the Flat River, designated by the steep sloping land near the McMahon Park. The second site is the steep sloping land on the western side of the Flat River, outlined by Gee Drive. These linear hills were formed by deposits of sand and gravel debris at the margins of the glacier, when the rate of ice advance equaled the amount of melting at the periphery. As a result of these ice borders melting, streams carried sediment away from the glacier resulting in outwash plains and glacial channels, typical of the remaining landscape in Lowell -- flat to undulating, with soils mostly of sand, silt and loam. IJ IJ ferent types exist with a total of 12 types having been classified. l,_1 silt, silt loam and organic. ~j The ' Soil Characteristics: Because of Lowell's glacial influence, several dif- total, the soils can be divided into five general groups: Of this sand, sandy loam, Figure 2 illustrates their approximate locations. - 4 - �11 11 11 I, I; J 0 a, 0 w 2 <l 0 I 2 <l 0 ...J a ...J z 0 >0 <l z C) <l .......J .......J V) V) iii V) w w z u it _J _J <l w c., ....J ...J r::::i (./) <l a:o W(./) z z <l "'0a: ~ :~ '!1! . ,,flj .. Q. <-•I e L.._._ IJ I ---, l L..., ,...::-:.:-····• ' ·1·... -- -:- t--c:=- + - -_::, t-2'.:::~ __. ', '--. -•~I~ IJ IJ -·- . I �• • • • • •I I I I I I • • • • •I I Sandy soils cover the bulk of the City of Lowell. Generally, these soils are well drained with rapid permeability and low available moisture and natural fertility. As a result, they are better suited for residential development • Silt soil is a group which also covers a large portion of the land area in Lowell. These soils are generally found along the Grand River basin and are very re~eptive to agricultural uses because of their low permeability. Also, moisture is held in the soil, which provides for the retention of valuable soil nutrients. The sandy loam soil group is similar to the sand group in characteristics. However, this soil type is even more suitable for agricultural purposes since it has a higher natural fertility. In addition, the sandy loam frequently contains deposits of gravel such as those in Lowell being extracted by an area mining company. Silt loam is not a predominant soil type in the Lowell area. areas do exist primarily along the Grand River. However, some This soil type is well suited for agricultural uses because of its high natural fertility and available moisture. These soils are well drained which is necessary for productive croplands • And finally, the area has some muck which is considered an organic soil. Only a very small portion of this soil is found in the City located northwest of the City's center. This soil is very poorly drained, low in natural fertility and deficient in micro-nutrients. the high water table. of crops. Artificial drainage is required because of Also, water ponds form in the spring delaying planting Therefore, these soils are limited in use for such things as spe- cialty crops or pasture lands. - 6 - �z..J ~..J• 'l wg w == ~ ::::oj I en ..J . z ► w u.. I- xo§ w 0 f ► I-O ::e ~ z w ooo :~ 0 CD "'... 0 z w (!) w ...J ... "' ,: C) :::; .,, Q: "'C 0 2 "'Q: _J>- "'Q: "'> "'.,, cii: WID "' 0~ -1- ► Q: CJ>- w:::::> 0:: □ LlJ I □ ...J ~I1-- z~ .,,"'"'> "'> ~ Cl) Q. IIII ltl ,JJJ 1!1 <-• I I !r- ./ / 1 ,W,--..µ.:.._/; I ;_: ~ :t-;- . . - ... _ -· " .. I ' - •{i--:~ 11 - ~ -,~ ~--;: - -· .....____ ~1 IJ IJ ~J ~1 L IJ I L c.:: �Ii ... ...> ... ... '... "'... "... 0 0: Oz V) ~ ~ :x: ":::; "' <C ~ 0: 0 0 2 0 0 2 Zo ct...JI- ..... 0: ..... ot: "' U...J ...> a.ct ~ _j 1't,• ,:1 ir a. " o::~ :~ fH Cl) Cl) ,lJj <-• I 11 IJ 111 -- . ' : ., .. . ::,- ! ;: -- : <---;.:.--~ ~ ' ~-1 11 IJ IJ oggggggg\ gogggggg~ o 0 o0 o 0 o0 t ogoooooo1r oooooc,oo 000000000 000000000 000000000 000000000 000000000 0000000 ooggggg 0000 0000 0000 0000 IJ ogo 0000 gogo 0000, ogogc 0000( .··:::~::::.~>- ❖'•'•,• ~o~o;: �•· •I : I I Figure 3 conveys the residential suitability of the various soil types. This information is based on the soil characteristics and steepness of slope. Despite their severe (even very severe) limitations, some poorly suited areas of the City have experienced intense residential development. Figure 4 shows agricultural suitability in the Lowell area. This figure clearly points out the extent of land in the City conducive to raising crops. ·~ I: I: J 11 Much of the best agricultural land, however, has been developed. Aquatic SystelT!_~: Aquatic systems in the Lowell area are also a direct result of the last glacier period. The Flat and Grand Rivers cut through the landscape of Lowell and are confined to the old drainage channels. rivers function as major channels for the regional water shed. I; 1; water resources of the State. I The Flood Plain Authority Act has been established to protect and conserve the In compliance with this Act, any filling or construction within a 100 year flood plain area requires prior approval from the Department of Natural Resources. I] I~ 11 I; 11 j '• Each of the systems has experienced periodic flooding, consequently development along their banks is subject to the Flood Plain Authority Act. , These A flood plain is that area of land adjoining a river or stream which will be inundated by flood waters. The 100 year flood refers to a one (1) percent chance of occurring or being exceeded in any given year. Based on information from the Army Corps of Engineers, the 100 year flood elevation of the Flat River is expected to be somewhat higher than 636 U.S.G.S. datum just upstream from Kings Dam. The 100 year flood elevation for the Grand River at the confluence of the Flat River in the City of Lowell may be as high as 635,5 U.S.G.S. datum. The figure on the following page indicates the 100 year floor plain areas for both the Flat and Grand Rivers. - 9 - �- ~~~~ - ~~~ .....__,,, ' - L.-~ · ·--~ ~~ ...~ , .. .• • ·-·• ~• --• COMPREHENSIVE PLAN CITY OF LOWELL · · ·;·/·· 1 '_:®7 1 "- +:r.,:~-,. ;th.. .•~ .. : ,... ·... •·,t:. ·L '1 I ._L_..-,---,.\\\,,,W' .' i'" 11 ) ii\ ',I, \\ ,:.\ff t- /I , - II ~ I -I -L " ENT COUNTY, MIC HIGA _LEGEND ~ IOO·YEAR FLOOD HAZARD AREA (J) )"•·~"··· ~ ~ -::. ~- ;:.· •:. FLOOD PLAIN ~ ;;;:(":~£ifffefi~t~ ,rl uTI~~- 7 ::-::•.•·-~-- 111...,. . · _,~i l,Pj .: :.•.·,,...·;,,: L,,l-1 ...; , t i ' r:.. . lit,.-~·---- ;'r '! I /,..,_\ : \\ •• , .. ·::-- .... .. .....1 '7 MAY, 1980 *- r'r!.---..- �I I I I I Woodlands: tion. The last glacier had a significant impact upon the tree vegeta- The soil characteristics of an area will determine, to a large extent, the tree species in an area. Therefore, because of the heavy concentration of sand soils in the area, few prime woodlands exist. grown up are sparsely developed. Those areas which have Most woodlands are hardwoods, containing ash, elm, maple, and willow in the low land, and beech and oak in the high areas. 1- The rather extensive degree of development has also served to pre-empt much of I: I: the land formally occupied by woodlands. 1. Climate: 1~ I- I: I: stands are currently found along segments of the Flat and Grand Rivers and as isolated pockets throughout the City. Lowell is under the climatic influence of Lake Michigan. In spring, the cooling effect of the lake serves to retard the growth of vegetation until the danger of frost is past. The warming effect in the fall holds off frost until most crops have matured. The average growing season extend·s 170 days. The annual mean temperature is 48.5 degrees, mean precipitation 33 inches; and snowfall 80 inches. ' Prevailing winds are from the southwest at 10.2 miles per hour. I I I I· 1 I; 11 The greatest concentrations of tree I - 11 - �I I I I I I I I I I I POPULATION CHARACTERISTICS Population: Essential to developing a basic understanding of the growth of Lowell and the needs of its population, is the study of population growth and the changing indicators such as age, education, income and employment. Failure to assess the impact of changing conditions will result in inadequate solutions to existing and future problems both in terms of supplying services and providing for proper land development. Over the past two decades, the population for the City of Lowell has grown substantially. During the period 1960 to 1970, the City experienced a 20.6 percent increase. Based on the 1980 population count, this growth trend has continued during the last ten years with an increase of 20.8 percent. To further understand this change, it is helpful to compare the changes in the I geographical areas surrounding the City of Lowell. As seen in Table 1, the City of Lowell, Lowell Township, Vergennes Township, and Boston Township have shown significant growth. I: With increased urbanization and the added frustra- tion of modern living, people are moving to· the appealing atmosphere of rural \ communities such as Lowell. Large cities such as Grand Rapids have I experienced decreases in population, while the peripheries have grown. I· relatively easy. In Lowell 1 s case, being located on M-21 has made travel to places of employment I I I. However, with the uncertainity of the national energy situation, outlying communities like Lowell may begin to witness a slower rate of growth unless new employment opportunities can be provided in or near the community. ' •1 I - 12 - �I I I I I II In 1970, Lowell's population was 3,068 with a total of 975 dwelling units. Four (4) percent of all dwelling units were considered vacant, leaving the number of occupied units at 922 with a population of 3.3 persons/unit. 11 I TABLE 1: POPULATION GROWTH TRENDS FOR THE CITY OF LOWELL AND OTHER GEOGRAPHIC AREAS % Change 1980 3,068 20.6 3,707 % Change --20.8 2,310 2,751 19.l 3,681 33.8 810 947 16.9 1,085 14.6 1,567 2,160 37.8 3,972 83.9 945 1,400 48.1 1,819 29.9 Ionia County 43,132 45,848 6.3 51,815 13.0 Kent County 363,187 4ll,044 13 .2 444,506 -· 8.1 AREA I~ Ii I~ I·. LOWELL 2,545 Boston Township I· 1. Ii IJ IJ 1960 . Keene Township Lowell Township Vergennes Township ·- Source: ' -- 1970 1· I: I: I: I: ·- - ~ --· . ~- - - I I - - -- U.S. Census of Population 1970 and 1980 The 1980 Census revealed a total of 1,297 dwelling units, 37 (3%) of which are vacant. Therefore, the City's population of 3,707 is housed in approximately I II 1,260 dwelling units, indicating a substantial decline in the population per unit to 2.9. Though it is a significant change since 1970, the Lowell dwelling unit size is consistent with state and national trends. Age Distribution: Trends during the 1960 to 1980 period ind--icate several changes in the age of Lowell's population. Consistent with national trends I 1 i ' - 13 - �I I I I I I I the overall age of the City's population is increasing. from 25.7 years in 1960 to 27.9 years in 1980. The median age is up Significant changes are evi- dent in several age groups: • Persons under five (5) years of age have increased slightly in numbers but have steadily declined as a percentage of the total population. • The 5-19 year old group jumped both in numbers and percent of population between 1960 and 1970 but dropped sharply in 1980. -I • I • Persons under 20 years of age comprise only about one-third (34.2%) of the City's population, down from about 42% in 1970. This is a substantial decline in school-age population. Major population gains have occurred in the 20-34 age group. nearly 1,000 people in that group, it currently comprises about 27% • of the total population, up from 18% in 1970 and 13% in 1960. I I I With This is the post World War II ''baby boom" age group which will likely continue to dominate the age profile of the City for several decades to come. I • J ~ lj As with the under 5 age group, small numerical gains have been experienced in the 35 to 64 age group but steady decline has occurred since 1960 in the proportion of this group in relation to the total I; I: Ii The result will be a steadily rising median age. population. • The number of persons 65 years old and over has increased by nearly 200 since 1970 but as a percentage of the total population this group has remained relatively constant, fluctuating from 13% in 1960 to 11% in 1970 to 14% in 1980. - 14 - �I I I II I: I: _; I I, II~ I;: ! ' I; I 1 A number of implications can be drawn from this overall aging of the City's population. School enrollments can be expected to remain stable, at best, if not decline. Facilities and services for senior citizens may be in greater demand. Alternative housing forms may become more popular. TABLE 2: 1960 Number 'X, Age Groups Rank 1970 Number 'X, Rank 1980 Number 'X, Rank under 5 295 11 5 305 10 6 334 9 6 5 - 19 735 29 1 977 32 l 935 25 2 20 - 34 332 13 4 562 18 2 994 27 l 35 - 49 502 20 2 513 17 3 545 -1c 15 3 50 - 64 349 14 3 379 12 4 387 -1c 10 5 65 - over 332 13 4 332 11 5 512 14 4 2,545 TOTAL 100 3,068 Source: 100 25.75 Median Age 3,707 100 27.9 U.S. Cens~s of the Population 1960, 1970, and 1980. * Estimates Education: 11 AGE DISTRIBUTION OF THE POPULATION OF THE CITY OF LOWELL Educational attainment by City residents during the 1960-1980 period has increased significantly. Median school years completed in 1960 was I I: 11, increasing to 12.2 in 1970 and 1980. In 1980, over 63% of Lowell's resi- dents (age 25 or older) were high school graduates. Ii J - 15 - �EDUCATIONAL ATTAINMENT FOR THE CITY OF LOWELL TABLE 3: --- ,____ -- - 1960 Years Completed No. - ·- 1970 % No. 1980 % No. % - 11 0-4 years Elementary 5-7 years 8 years 34 146 339 2 10 24 17 78 232 1 5 15 31 24 228 1 1 14 High School 1-3 years 4 years 289 375 20 27 350 569 22 37 411 781 20 38 College 1-3 years 4 years or more 145 91 10 7 192 120 12 265 259 13 13 8 Medi an Schoo 1 Years Completed 12.2 11 - I'. II IJ I~ I '. 12.2 - Source: -·U.S. Census of Population 1960, 1970, and 1980. persons 25 years old and over Income: Significant changes in the income levels of families in Lowell are Information reflects evident in Table 4. In 1959, only 15 percent of the Lowell population earned $10,000 or more. 1969, this figure had drastically changed to 52 percent. cent increase over the period of 1959-1969. inflation. cally results in higher incomes. IJ ll - 16 - By This is a 319 per- Much of this change was caused by However, greater educational attainment was evident which I. I\ ·- typi- �11 ,~ 1; 1· 1: INCOME DISTRIBUTION FOR THE CITY OF LOWELL TABLE 4: -- ----- -- - - - - - - - - - - - - - ---- - - ---- - 1959 Income Range 1969 Families % Families % -- -- - #-- --- 4 - 7 1 11 1,000 - 1,999 43 7 15 2 2,000 - 2,999 39 6 38 5 11 Ii 11 1· 3,000 - 3,999 30 5 26 3 4,000 - 4,999 90 14 28 4 5,000 - 5,999 103 16 38 5 6,000 - 6,999 76 12 38 5 7,000 - 7,999 83 13 59 8 8,000 - 8,999 50 8 41 6 9,000 - 9,999 24 4 67 9 93 15 390 52 10,000 - 11,999 (134) 18 12,000 - 14,999 (132) 18 15,000 - 24,999 (99) 13 25,000 - or more (25) 3 747 100 - ---- ----- - - - IJ lj 11 I~ 11 Ii IJ IJ IJ Under 1,000 10,000 - over -·--- - - Total Families - 635 100 - ·-· - -- Source: U.S. Census of Population 1960-1970 () indicates figures are included in the total number for the $10,000 and over categories Note: 1980 Census information unavailable for this characteristic. - 17 - -·- �I I I I I The median family income was $6,112 in 1959, and $10,246 in 1969. 68 percent increase over the period. according to the 1980 Census. since 1960. Emplqy_ment: Employment characteristics of Lowell residents have remained relatively stable with the exception of a few areas. Manufacturing and ~hole- sale/retail trade continue to be the major employment groups comprising 37 'I I a 185 percent increase. I I The median 1979 family income is $19,563 This is an increase of 91% since 1970 and 220% percent and 21 percent respectively. J This is a However, there is a distinction between the manufacturing of durable and non-durable goods. The non-durable manufac- turing cat_egory has increased from 6 to 14 percent of those employed. This is In addition, the only major industri~l group to show a decrease is construction. There was a 14 percent decrease during the 1960-1970 period from 8% to 6% of total employed persons. Lowell's employment rate as a percent of the total labor force has remained relatively stable over the past 20 years. 1960, 1970 and 1980. Table 5 shows employment status for Expansion of manufacturing and service related facili- ties _in the community has helped create new job opportunities and soften the impact of the recent economic slump. - 18 - �......, 11 I; Ii 1· .-----------------------·---------------; 19"tm i------------------------~~6_,u_- l~/U I: __________ ____ ________ ____ _________ ·---------- - - - - - - -- - - - - - - - - - - - - - - - -- _ _ 1, I TABLE 5: EMPLOYMENT STATUS FOR THE CITY OF LOWELL 964 908 56 5.8% 94.2% Total Labor Force* Employed Unemployed Unemployment Rate Employment Rate __.. 1,182 1,109 73 6.2% 93.8% _._ 1,746 1,621 125 7.2% 92.8% ' 11 ..._ ___._ * Males and Females: I-~ Source: I; Ii 11 Place of Work: 1960 - 14 years old and over 1970 and 1980 - 16 years and over : U.S. Census of Population 1960, 1970, and 1980. I I ·} The 1980 Census includes a general breakdown of the locations providing employment opportunities for Lowell's employed residents 16 years of age and older (Table 6). Based on that information, the influence of the Grand Rapids metropolitan area is very evident~ This influence is anticipated to continue as the Grand Rapids metro region strengthens and diversifies its economic base. Ii lj l ;i -' TABLE 6: PLACE OF WORK LOWELL WORK FORCE I .------------- ------------ -- - - - - --- - - - - - - - - - - - - ~ LOCATION ·----·- - - - - - . - - - -· NUMBER PERCENT______ ---11---------- - _--- l-'-~....:_.;;._ _ _ _ _ _ _ __ _ _ _ _ _ _ _--e...._ _ _ _ _ Grand Rapids CBO Remainder of Grand Rapids Wyoming City Kentwood City Walker City Remainder of Kent County* Outside SMSA Lansing-East Lansing Worked Elsewhere Not Reported TOTAL 33 225 83 96 35 987 126 116 10 ' 'I i 2 12 5 5 2 54 7 6 1 111 l.82t Source: U.S. Census - 1980 * Includes City of Lowell IJ IJ - 19 - I _:..,j �ECONOMIC CHRACTERISTICS -----· Following is a brief analysis of some representative economic characteristics for the City of Lowell. I Manufacturing: According to the Census of Manufacturers, Lowell manufacturing establishments increased in number from 14 to 18 between 1967 and 1972 . However, current estimates indicate 13 manufacturing establishments. Following is a summary. TABLE 7: - I~ IJ I~ 1: I~ 1; Ii ll ll IJ IJ I MANUFACTURING ESTABLISHMENTS IN THE CITY OF LOWELL --- T961 - - Number of Establishments Number of Establishments with 20 or more employees -f980 * 19/2 14 18 13 5 7 6 - - -------- Source: -- -- -·-- ----- U.S. Census of Manufacturers, 1967 and 1972 * Lowell Chamber of Commerce Retail Trade: since 1963. Retail trade in the Lowell area has shown consistent increases However, most of this increase is due to inflation and the decreasing value of the dollar. $12,915,000.00. For example, retail sales in 1967 were Using 1967 as the base year or 1967 = 100, and applying the Consumers Price Index through 1977 of 181.5, the 1977 sales would amount to $23,440,000.00 just to keep up with inflation. $28,939,000.00 or net increase of $5,499,000. Actual sales were· Other revealing trends should be noted here such as the decrease in number of establishments from a high point of 56 establishments in 1967 to 36 in 1977. Contrasting this decreasing trend, it is important to note that total employees and number of employers - 20 - �I I I I I I I -I . , I Ii per establishment have increased during this same 1967-77 period. line with increased sales. From this brief analysis, it is evident that many marginal operations in the City of Lowell have ceased to exist while the well established stores have weathered the various economic storms and actually have grown in number of employees and sales. Table 8 summarizes retail trade activities in the City of Lowe 11. TABLE 8: RETAIL TRADE SUMMARY THE CITY OF LOWELL 1963 Sales/Establishment 56 53 9,734 12,915 17,536 198,653 230,625 330,868 803,8(?1 292 285 302 Employees Employees/Establishment Source: 5.2 U.S. Census of Business 1967, 1972, 1977 • .J IJ 11 .J -J 11 1977 1972 49 Number of Establishments Sales ($1,000) 1967 I~ 11 This is in - - 21 - 5.4 56 28,939 " 8.4 �Ii I~ 11 Ii I: I: 11 II II Ii j Ii LAND USE The City of Lowell is an older city having been incorporated some 120 years ago. However, its character and its functions have changed during that 120 year span. The City originated as a trading post at the confluence of ttre Flat and Grand Rivers. Since the early days of its development, Lowell has grown physically outward from this original marketplace. Therefore, the oldest structures in the City are located adjacent to the central business district, especially east of the Flat River. Housing makes up the majority of the City's land use, accounting for 33.2 percent of all land with 30.7 percent of all land used for single-family homes. Other housing types are few and far between except for scattered two-family uses and two-multiple family developments. The multiple family developments are located northwest of the Central Business District on Valley Vista Drive and on Bowes Street just west of Hudson Street. tains two mobile home parks. In addition, the City con- The parks are located between Bowes and Main Street west of the City center and comprise a total of 154 spaces. In addition to comprising over 30 percent of the land area in the City, residential land accounts for over 50 percent (actually 52.6 percent) of the developed land. IJ Ii 1; IJ IJ ,1 This high percentage would suggest a need to look further into the quality of housing in the community because of the great impact of residential uses on the character of the City. As summarized in Table 9, 86.l percent of the homes are in standard condition, 11.4 percent are in need of minor repairs, 2 percent are in need of major repairs, and only .5 percent are considered dilapitated. sidered dilapitated are single-family homes. - 22 - The seven units con- �I I I I I TABLE 9: STRUCTURAL HOUSING SUR~EY FOR THE CITY OF LOWELL (WINTER 1980) -------------------------------·-------~ 1------------. ··-- - - - - - - - ,- - - - - - -- ---~--------1 No. of Units Conditions % Standard-dwelling in good condition Minor repairs-painting, stairs, roof - -·-- ------- 1,095 86.1 145 11.4 25 2.0 7 .5 . I I I I I I I Major repairs-structural, sagging Dilapidated-beyond repair TOTAL ·- 1,272 - 100 !-------------------~---------- -~--------- - - - --- -- - - - - - ----------------------------4 Source: Iii Land Use Survey conducted during March 1980. Commercial development is primarily concentrated along Main Street (M-21), creating a "strip" effect through the City. I Offices are located in the Main Street commercial corridor as well. Industry is located generally in three areas of the City: along the railroad right-of-way adjacent to the City Center, in the northwest quadrant of the City on Foreman Road, and at the end of Monroe Street east of the Flat River. A considerable amount of land on the southwest side of the City on Bowes Street is also used for extractive or gravel mining. I City schools, in conjunction with the parks system, provide recreational facilities. These schools are located in various residential areas, offering easy access to play areas. The west and southwest sections of the City lack ade- ! t quate neighborhood park facilities. - 23 - I )~ �I Although Lowell is a market for agricultural products, there are only about 80 I· acres of farmland within the city limits. I: ,~ Ii ,~ Since development is westward, nearly all the former farmlands have been developed into other uses through the years. Lowell contains approximately 600 acres of open space -- agricultural lands, vacant fields, woodland, and waterways. Approximately 33 percent of the total l i 11 j City area is considered to be open space. In addition to the above open spaces, a substantial amount of land is used for rights-of-way of both streets and railroads. Rights-of-way make up 12.5 per- cent of the total City area. Other land uses found in the City are: ties. Ii Ii public/semi-public, and public utili- These uses, though important in their service capacity, are less signi- ficant in terms of their total land area. land uses in the City of Lowell as a result of the land use survey taken in March, 1980 and updated in May, 1984. Ii 11 Ii Ii Ii ' 1 I l IJ IJ 11 Table 10 surrmarizes-the existing - 24 - �I I I 1---1 I I I' I I I ' I I I -1 II I: TABLE 10: EXISTING LAND USE THE CITY OF LOWELL . No. of Units Land Categories Acres % of Total - -·- - % of De- veloped Land 928 595.0 30.7 48.6 56 13.0 .7 1.1 Multiple Family Residential 142 18.0 .9 1.5 Mob i le Horne Park 154 18.0 .9 1.5 Conrnercial 71.0 3.7 5.8 Industrial 83.8 4.3 6.8 Single-Family Residential 2-Farnily Residential Public 1.1 .06 Semi -Pub 1ic 14.3 .7 1.2 Recreation 61.2 3.2 5.0 Schools 47.3 2.4 3.9 4.0 .2 .3 Extractive Mining 71.2 3.7 5.8 Agriculture 79.9 4.1 Waterways 121.2 6.3 - Street Rights-of-Way 204.0 10.5 16.7 22.8 1.2 1.9 510.2 26.4 - Public Utility Railroad Rights-of-Way Open Space/Vacant ·- TOTALS .08 -- --- 1,305 * 1,936.0 100 100 ---- ·- Source: Land Use Survey conducted during March, 1980 * Difference of eight (8) units from the 1980 U.S. Census substantiates the accuracy of both sources. j - 25 - �• 1111 Ill Jl!!I - ll!I JIii II!!!! . - ~---·· - ~ . -· -'-" ·-- - . ~-- •--~-§ ..11111 -- COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MIC HIGA ~ r:7 L.J REsa:HTIAL 8 MOBl.E HOME r.:7 L!:J RESOENTIAL SNGLE FAMl.Y T'WO · FAMILY r;:1 MU....TIPLE FMLY l.:::J RCSUNTIAL ~ M.OOLE HOME PII\RK II COMMERCIAL ~ to.JSTRIAL □ AGRICULTURAL 111111 NIU: [;] SEMl · PUllLC llil] '"-"SNG HOME ~ RECREATION □. SCHOOL □ <D OFFICE li1 Pl.8...IC UTIUTY ~ EXTRACTIVE MINNG □ OPEN SPACE / VACANT 1111 PARKNG EXISTING LAND USE ' ~j" - - ----- - ~ -l'~ J; ·1 E1f-P:7 r.:-l-U-.1l1'- • ·.,. '\':-.. -== ---- --l -".~_ .• • Ji~i Jj... .·· •I -··,i .. I J ,if-:..1• Ii l ,,~ r 71\\ ~ •• _1 l. ..--~Ir •.. • ~ • . · · · " .. · *~---........ - w . . -·::::::..-:::.~-:..- - -- -N -·.-- �I I I I I TRANSPORTATION FACILITIES Existing Street Network: M-91. Lowell is served by two state highways, M-21 and These two routes provide convenient access to most parts of Michigan. However, due in part to the Flat and Grand Rivers which flow through the City only two continuous streets traverse Lowell -- Main Street (east/west) and Hudson Street (north/south). These streets form the foundation of the City's street network and the City's only traffic signal is located at their I' intersection. I Main Street forms a segment of State Route M-21 which crosses the State of I: ' Michigan, connecting Grand Rapids and Port Huron. route running through the City. Practically all of the existing commercial 1; activity in the City fronts on Main Street. I Hudson Street. J I I I I I I I I a This is the only State Main Street has two traffic lanes (one in each direction) with left turn lanes provided at its intersection with On-street parking is permitted between West and Division Streets (except for one block on either side of Hudson). Hudson Street within the City of Lowell is a segment of a continuous route with a length of over 30 miles which runs from southern Kent County to northern Kent county. South of Lowell, Hudson Street (Nash Avenue at that point) interchanges ·with I-96. Primary Road System. The entire route is part of the Kent County Within the City of Lowell, Hudson Street is a two lane roadway south of Main Street, and a four lane roadway north of Main Street, except at its intersection with Main Street where there is one through lane and one left turn lane for both the northbo~nd and southbound directions. In order to understand the relationship of the remainder of the street network with Main and Hudson Streets, the function of each street in the network must - 27 - �be known. Urban streets are generally classified as one of four types: cipal arterial, minor arterial, collector, or local streets. of each of these categories are as follows: Prinicpal Arterial System: prin- The definitions * These streets carry traffic passing through the City and carry the majority of longer-distance travel within the urban area. J Ii ll ; Minor Arterial System: These streets connect with and augment the prin- cipal arterial streets, and provide service to trips of moderate length. Collector Street System: These streets distribute trips from the arterial system to destinations on local or other collector streets. Conversely, I they collect traffic from local streets and direct it to the arterials. A minor amount of through traffic may be carried. Local Street System: abutting land. These streets serve to provide direct access to the Through traffic on local streets should be discouraged. Based upon these definitions, the streets in the City of Lowell are classified 11 11 l I! I: 1; I I as shown in Figure 6. Main and Hudson Streets are the only two principal arterial streets in Lowell due to their continuity and importance in carrying traffic. Alden Nash Avenue, Foreman Road, Grindle/Division Street, and Grand River Drive are the minor arterial streets in the City. Collector streets which carry traffic between the arterial and local streets include Bowes, Center, Gee, Monroe, Jefferson, and Broadway Streets. Remaining streets in the City are generally local streets. * American Association of State Highway and Transportation officials (AASHTO). A Policy on Design of Urban Highways and Arterial Streets, (1973). - 28 - �~ -~ - -~ - -~L-.... ~-- •· l.- •- -- ~-,- •- - - •- ·COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MICHIGA LEGEND ~- 1 - 1111 PRIMARY ARTERIAL • 1 • MINOR ARTERIAL • • • COLLECTOR I (J) I -- ] =- ... rI __ _ -·----~-- -- 1 - ~···'. r I, 1.i -.I.L'.J:1-ir• :-·. :.. \.,11·~ . . _ ..+--·-- ROAD CLASSIFICATIONS - ,..._.__ ~ I APRIL,1980 . - �I I I With regard to the classification of the streets in the City of Lowell, tne following observations may be made: Monroe and Jefferson Streets: These streets form a collector pair which I provide access to the Atwood Brass plant located at Monroe and Fremont I I I I normally would fall into the local street classification, but due to the I: I Streets. Both of these streets are primarily residential streets which absence of a more appropriate route, they act as collector streets carrying industrial traffic. Foreman Street: Foreman Street provides access to the industrial plants and schools located in the northwestern part of the City. Although the mix of these two land is not usually desirable, the type of industrial use in Lowell -- light manufacturing and warehousing -- and the low traffic volumes generated by this type of use does not indicate a severe problem. Presently employee shift changes are timed so as not to coincide with the beginning and end of the school day. This is very desirable and is recom- I mended for future industrial developments located in this area. II New Collector Street: -· II · II: A new collector street is planned in Lowell con- necting Main and Gee Streets. the design stage has not begun. Right-of-way has been acquired, although Several issues involving the design of this road will be discussed later in the report. For the purpose of iden- tifying this street, it will be called "Street A11 • Kings Mill Area: Located just south of Main Street and just east of 11 · Hudson Street is the Kings Mill, a seasonal processing operation which -•1 .j generates heavy truck traffic at times. - 30 - · Inadequate truck docking �I I I facilities and truck storage areas presently result in partial blockage of Water and Broadway Streets. Trucks queue on Broadway and Ottawa Streets for their turn to load or unload. The area south of Ottawa Street 1111 Broadway is devoted to recreational use and includes a football stadium and a 4-H fairground. I I I While the mill operation is an asset to the c-0m- munity, its location in the midst of the business district and adjacent to Recreation Park creates some undesirable impacts -- not the least of which is the periodic traffic congestion. I Traffic Volume and Capacity Considerations: Traffic volume data for streets I: of Highways and Transportation on State routes in Lowell. I 1· 1· Estimated 1980 traffic volumes for selected streets are shown in Table 11. in the City of Lowell were limited to that obtained from the State Department ' These figures are based on actual counts in 1977-78 and projected to 1980 based on the standard increase of 2.7 percent a year, as used by the Michigan Department of Transportation. TABLE 11: I ~treet Locaffon EXISTING AND PROJECTED TRAFFIC VOLUMES FOR SELECTED STREETS, LOWELL, MICHIGAN 1980-2000 _ T980" ___ - T9-8"5""- 1990 -- -T995 2UU0 6,117 6,989 7,985 9,123 10,42 3 M-21 west of Hudson Street 11,813 13,496 15,419 17,616 20,12 7 M-21 east of Water Street 13,290 15,183 17,347 19,818 22,64 2 M21 east of City Limits 4,535 5,182 5,920 6,763 7,72 7 M-91 north of Main Street ( M-21) 4,641 5,302 6,058 6,921 7,90 7 M-91 north of City Limits 897 1,028 1,170 1,337 1,52 8 ---- M-21 west of Nash Avenue Source: Actual traffic count (1977-78) projections by WBOC. * M-21 is Main Street in Lowell and the official designation of State Route M-91 does not begin until north of City Limits. - 31 - �I I I I I I I I I These traffic volumes represent total two-way volumes over a 24-hour period, and it can generally be assumed that the peak hour is 10 percent of the average daily traffic volumes (ADT). Hour-by-hour traffic volume counts on Main Street (M-21) were obtained from the Michigan Department of Transportation. From these figures the following are noted: - The weekday peak traffic period usually occurs between 3:30 and 5:00 PM, with maximum directional volumes generally between 500 and 600 vehicles per hour. The maximum hourly directional traffic volume on Saturday is approximately 500 vehicles with the Saturday peak period occurring between 11:00 AM and 12:00 Noon. - There is no weekday morning peak traffic period as traffic volumes I • I. steadily increase from 5:00 AM. Traffic capacity is computed based upon roadway geometrics and number of lanes available to traffic. Traffic capacity is defined in terms of levels of ser- vice ranging from Level of Service A (best) to Level of Service E (worst). j The following table provides a short qualitative description of each of the levels of services: Level of Service A B C D E Traffic Flow Description free flow stable flow within design operations congested but acceptable for short periods subject to operations breakdown and severe congestion - 32 - �1~ Level of Service C is usually referred to as the design capacity because high- I: 1: : I· ways are designed to achieve this level of service. sents the maximum traffic capacity obtainable. Level of Service E repre- It is desirable to maintain traffic operation at Level Service C or better, but operation can be tolerated at Level of Service E for short periods of time. If traffic volumes exceed the Level of Service E service volume, a breakdown of traffic flow occurs with 1, increasing congestion. 1~ Based upon an analysis of existing roadway conditions in Lowell, the following 1·. ' I -' It I: traffic capacities are obtained: A. One traffic lane (through..1.J_eft, and righU Level of Service Capacity l B. C 490 - 590 vehicles* E 590 - 710 vehicles One traffic lane (through and right) plus a left turn lane Level of Service 1; Capacity C 590 - 710 vehicles E 720 - 870 vehicles i * The capacity values are given in a range due to the variation which may exist in the amount of green signal time. For example, the 490 vehicles assumes that SO~ of the total green time is available for traffic on that particular street with the cross street receiving 50% of the total green time. The 590 vehicles figure assumes 60% for the street under consideration. The actual figure will vary according to the signal timing at the specific intersection. - 33 - �I I I I I I I I I I II The above figures show that the addition of a left turn lane can increase traffic capacity by 20 to 23 percent. However, it is believed that this is conservative and the actual increase in capacity could be as much as 40 percent depending on the specific circumstances. The capacities presented above are based upon the assumption of a signalized intersection. At a non-signalized intersection (non-restricted flow) capaci- ties may be as much as twice these values. However, for planning purposes, it is desirable to use the capacity values for signalized intersections. Comparing the existing and projected traffic volumes with current roadway capacity values, capacity problems can be identified. TABLE 12: PROJECTED TRAFFIC VOLUMES AND TRAFFIC VOLUME CAPACITIES FOR SELECTED STREETS, LOWELL, MICHIGAN Road Ca -~cit_ 6,117 10,423 16,210 M-21 west of Hudson Street 11,813 20,127 18,020 2,107 M-21 east of Water Street 13,290 22,642 19,528 3,114 M-21 east of City Limits 4,535 7,727 16,210 M-91 north of Main Street (M-21) 4,641 7,907 12,013 M-91 north of City Limits 8,897 1,528 16·,210 M-21 west of Nash Avenue Source: 1980 Volumes 2000 Defic ie1!_9__ 2000 Volumes Street Location WBDC, Inc. Estimates This comparison indicates there are no existing capacity problems. However, two segments of M-21 may experience deficiencies by the year 2000. These are both in the central business district -- west of Hudson and east of Water Streets. - 34 - �I ~~~ .. - - - - - - - - - ·-• - - - -- L ...-• • 111 ..__. ~......-.., L.-····• ....... COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, IIICHIOA LEGEND : • AVERAGE TRAFFIC DAILY VOLUMES PROJECTED TO THE YEAR 2000 . © TRAFFIC VOLUME/ CAPACITY PROJECTIONS -====· =--- ... ~ ~ I I\,_· i! 1·s ~ Lqi.,.r,- 1·[··, I /i p:: •-- ~-7~., -,i I. -- [I - Wti ·::•· v:!~..Ir~:::. - r -; "'\ lo.'. - 'S ,~ *- ~- -- ·- w �- - - . .. .... . .. 1111. ~ · · · · · · - - --- ~ - - - COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MICHIOA LEGEND : • AVERAGE TRAFFIC DAILY VOLUMES PROJECTED TO THE YEAR 2000 . © TRAFFIC VOLUME/CAPACITY PROJECTIONS ~ l J.-'~c;• ·1 =fl ·1·. .....:. i( •·· ::·. : •·:.:~.:cir -(1 /i1 E ::·::.J. L. (~'71\\ . *- ,. w iii•.; �I I I I I I I I I I I I I •Ill -\ .l -J .J Accident Analysis: Traffic accident summary data were obtained for the years 1975 - 1977, and individual accident reports were reviewed for 1977 in order to evaluate the extent of the traffic accident problem in Lowell. The following table summarizes accidents for the past three years: TABLE 13: CITY ACCIDENT TOTALS 1975 1976 1977 Property Damage Accidents 80 105 106 Personal Injury Accidents 31 41 35 0 0 0 Accidents Involving Fixed Objects (property damage) 18 16 16 Other (occurring off the road and on private · property) TOTAL 25 39 35 154 201 192 Data Accidents * Data secured from Lowell Thoroughfare Study, 1978. This table indicates that the accident rates for 1976 and 1977 were quite similar but about 30 percent higher than the accident rate for 1975. The increase in• accidents from 1975 may or may not be significant, and may relate to what seems to have been a national trend of reduced accidents during the initial phase of the "energy crisis" . Traffic accidents in 1977 were analyzed in more depth with review of the individual accident reports. The major concentration of accidents was along Main Street (M-21) and in particular on Main Street between Amity and Washington Streets and at the intersection of Center and Main Streets. Hudson Street north of Main Street also had a number of accidents, but no definite pattern or concentration of accidents is apparent. - 36 - �I I Significant accident patterns in Lowell and recommendations follow: Fulton Street (Main Street) Between Valley Vista and Alden Nash: I I I I I I I I I ' I • There were several accidents in this section which could be indirectly caused by the type of strip development occurring along M-21 and the traffic generated by it. There were several rear-end accidents and other acci- dents involving vehicles turning from the wrong lane. Recommendations: Although the number of accidents are not signifi- cant at this time, it is recommended that a center left turn lane be developed to remove left-turning vehicles from through traffic lanes. This can probably be done through restriping the existing pavement in three lanes. Right turn deceleration lanes shall be required for new developments which will generate significant traffic, such as neigh- · borhood shopping centers. Driveways should be located to minimize traffic conflicts with vehicles entering/exiting from other driveways. Also, consideration should be given to requiring contiguous developments to share driveways, possibly by means of a connecting service drive. Main Street at Center Avenue: There were eight accidents at this inter- secion in 1977, including three westbound rear-end accidents and two right-angle accidents. Recommendations: These accidents could be partially caused by the on-street parking on Main Street, and the lack of a left turn lane. It is recommended that parking be removed on the north side and that a left turn lane be developed. - 37 - �I I I I I I I Hudson and Main: There were 14 accidents at this intersection in 1977, including three right-angle accidents, two left turn accidents involving southbound left turn vehicles, and several rear-end accidents. The left turn accidents may be due to the bend in Hudson Street just south of Main Street which limits the view of on-coming through traffic when a vehicle is in the northbound left turn lane. Recommendations: This intersection needs a more detailed study, involving the analysis of accidents for a three-year period in order to determine whether the type of accidents which occurred in 1977 are indeed part of a continuing pattern or just unique to that year. Field observation should be made during critical periods to determine I I I whether the visibility for southbound left turn vehicles is poor enough to indicate a problem, the traffic signals are clearly visible, and whether the traffic signal clearance intervals are long enough. I Broadway/Main and Riverside/Main: ' ~ There are a number of accidents involving parked cars on Broadway Street and Riverside in the block just north of Main Street. The majority of these were backing accidents involving cars leaving angle parking spaces. There are several other miscellaneous accidents at or in the vicinity of these intersections. These include several accidents involving parked cars on Main Street, rear-end accidents, accidents involving vehicles turning right in front of other vehicles. These accidents could have been caused directly or indirectly by the on-street parking on Main Street. ~ 1 - 38 - �I I I I I I I I I I I I '• -'. ,1 • .I l Recommendations: The accidents on Riverside Drive and Broadway Streets could be reduced by replacing the angle parking with parallel parking. Another alternative includes closing Riverside Drive to through traffic and creating parking. Although no concentration of any one type of accident occurred on Main Street, there are several accidents which could have been indirectly caused by the on-street parking on Main Street and the removal of this parking would have a beneficial effect. Main Between Lafayette and Jefferson: dents in this section: There were several types of acci- several rear-end accidents, several right-angle accidents, and several lane-changing accidents. No concentration of any one type of accident exists at any one location. However, the number of accidents in this section (roughly three blocks in length) indicates somewhat of a problem. Recommendations: Since this area comprises the major portion of the Lowell central business district, significant traffic activity takes place in this section. This includes ·on-street parking maneuvers and vehicles turning left from Main Street to cross streets. It is believed that the combination of these two actions contribute to the accidents, -and the removal of parking to allow a left turn lane to be installed would alleviate the problem. Main Street near James Street: There were four run-off-the-road (out-of-control) accidents on Main Street in the vicinity of James Street, where there is a horizontal curve in Main Street . Recorm1endations: Four accidents of this type in one year indicates that some action should be taken, and this location should be studied ~ - 39 - ' IA �I I I in more detail. determine if there is a constant pattern of out-of-control vehicle accidents, and if so, the specific circumstances of these accidents should be noted (such as wet pavement or night accidents). the specific remedy being dependent on a detailed analysis of the accidents: modification of pavement centerline installation of warning reflectors, guardrail, or white posts at curve I I I I I I I I installation of advance warning signs installation of roadside delineators street lighting skid-proofing slippery blacktop pavement, improving shoulder maintenance, and prompt ice treatment and snow removal The following su111Tiarize the recommendations made in this section, the implementation of which should result in a reduction of accidents on Main Street in the City of Lowell: 1. Parking should be removed on the north side of Main Street (see CBD PARKING ANALYS~S for a discussion of the parking supply and demand). 2. A left turn lane should be provided on Main Street in the central business district and west to the western city limits. I Preferrably, this should be a continuous left turn lane, although as an alternative a turn lane may be developed at key locations. I I The following remedies are relevant for run-off-the-road accidents with I I I I I Three years of accident data should be reviewed to - 40 - �I I I. 3. The angle parking on Broadway and Riverside Streets should be changed to parallel parking. 4. The intersections of Main and Hudson Streets, and Main Street near James, should be studied in greater detail to determine the specific , I problems and appropriate remedies. I I I I I I I I ' ' ' 'I I Miscellaneous Transportation Facilities: and street systems in the City of Lowell satisfactorily serve the travel needs of residents and through traffic. Presently, there is one private non-profit public transportation service which makes up the extent of public access commuter service. The Senior Neighbors, Inc. offers appointment chauffeur service for life supporting functions such as grocery shopping and medical care. This service is used almost exclusively by senior citizens. Railroad facilities have been serving the City's industry for many years. Chesapeake and Ohio tracks traverse the City north and south. Also, Grand Trunk Western tracks run east and west just south of the City. With these connections, a number of industrial needs can be met. However, there is no passenger service available. The Lowell City Airport is located approximately one-half mile north of the City. This facility is limited in use to small engine planes since there is only one dirt runway. However, Lowell is within easy access of the Kent County Airport which has international connections. I ' overall, the existing transportation - 41 - �I I I EXISTING COMMUNITY FACILITIES Corrmunity facilities in the City of Lowell consist of recreational facilities and service type public facilities. The recreational facilities are primarily City parks, school playgrounds, and the YMCA which works in conjunction with I I I the school system in providing community activities. I! I Hudson Street and along the Grand and Flat Rivers. Service functions are performed by churches and municipal government. Park Facilities: Recreation Park is Lowell's major recreational center. This park is approximately 25 acres in size located south of Main Street, east of treatment plant occupies a portion of the site. The City's wastewater Additional park land (over 20 I J I: I I; l I;' I: 1, I 1: I -~ ' acres) on the east bank of the Flat River has been acquired for future development in conjunction with improvements to Recreation Park. Recreation Park is the site for a variety of functions. Facilities include a ball diamond, football field, track, bleacher~, tennis courts, outdoor pool, King Memorial Building with showers and restr_ooms and Foreman Building for display. During the summer, the grounds are used for travel trailer camping. The park also offers river bank fishing and an undeveloped boat launch. Kent County Youth Fair (4-H) is held here annually and utilizes ten barns, one display building (Foreman) and a new horse show arena with bleachers. Considering the nature of this concentrated recreational center, many demands are placed upon the traffic system. This, compounded by the fact of being adjacent to an industrial and commercial area, results in much congestion and many parking problems. . There are other obvious problems in this recreational area. Both the baseball and football fields provide night lighting and bleachers, but the lighting is - 42 I, �I I I poor and the bleachers are in need of repair. poor lighting and inadequate surfaces. The tennis courts also have The track surfacing is obsolete. 1 Furthermore, excessive demand is put upon the pool s showers and bathrooms by park visitors, especially during peak use periods. I needed. More comfort stations are The Foreman Building is also in need of renovation. older animal barns need to be replaced and relocated. I I I Camping facilities are Problems associated with random vehicular circulation need to be inadequate. addressed. Many of the Finally the park's river location has never been fully utilized. "Showboat Park" is located at the northern fringe of the business district on the east bank of the Flat River. It consists primarily of facilities to I I~ I accommodate the annual showboat festival -- a dock, stage, and bleachers. I ;_ Finally, the facilities are greatly underutilized, being oriented primarily ' I. I I I I I I ' While the showboat festival has been a major event in West Michigan as well as Lowell, the setting is unimpressive at best. The park is henmed in by resi- dences to the north and school facilities on the east and south. In addition to the park's isolation, parking and traffic circulation are problems. for the showboat and overlooking other possibilities throughout the remainder of the year. Richards Park is a 1.6 acre public square and playground located between Elm and Spring Streets off North Hudson Street. Facilities include: a sand lot ball field, basketball court, various playground apparatus and picnic tables. McMahon Park is a 5 acre site located at the end of Shepard Drive. Although this is designated as a park, the site primarily serves as the City's water reservoir. However, there is a small wooded area with a picnic table that can be used by the public. - 43 - �I I I I I I I I I I I I I I I. I Ii West End Park is about 5 acres in area. Drive and east of Gee Drive. running through the site. It is located north of Carol Lynn This park is undeveloped with Cherry Creek Once it is improved, this park will help serve those residents in the Valley Vista subdivision who are presently without recreational facilities. School Facilities: Lowell High School is located at 750 Foreman Road on a 7.3 acre site which it shares with Bushnell Elementary School. The high school has a variety of facilities available both indoor and out. The gymnasium has a full size basketball court, ten hoops, and a seating capacity of 2,000. balcony area overlooking the gym is used for weight lifting and other indoor sports. There is also a multi-purpose room used for wrestling and gymnastics. In addition, the school auditorium and music room are available for various community functions. Outdoor facilities include: six unlit tennis courts, in excellent condition; one baseball field; and an open practice field. Bushnell Elementary School is located at 700 Elizabeth Street. As mentioned above, this school shares a 7.3 acre site with the High School. Activities are centered in an all-purpose room. This room has two basketball hoops and a stage and also functions as a cafeteria. In addition, the school grounds include playground apparatus, two basketball hoops and a softball field. Lowell Middle School is located at 12675 Foreman Road, on a 7.8 acre site. The gym has eight basketball hoops and bleachers for 750 people. upper level balcony which is used for wrestling and gymnastics. There is an With this upper level and partitions that can divide the gym, four separate activities can take place at the same time. stage that opens up to the gym. Also, the school has a cafeteria with a - This enables the facilities to be used for a I 11 A - 44 - �I I I I I I I I I I I variety of school and community events. Recreation facilities outside include two softball fields, four basketball hoops and nature trails. Runciman Elementary School is located at 300 High Street and Riverside School is located at North Monroe and King Streets. These schools are two separate physical structures with their own facilities, yet they are considered one elementary school district. Runciman is on a 2.3 acre site with two basket.- ball hoops and a full play area, while Riverside is on a 5.9 acre site with a softball field, two basketball hoops and a complete play area. Each school also has an all~purpose room which functions as a cafeteria, auditorium and general activity center. St. Mary's School is a private elementary school located at 322 Amity on a 1.7 acre site. The playground consists of two basketball hoops and various other play centers. First United Methodist Church offers a private preschool located on the corner of Avery and Jason. It too has a small playground area. I The City of Lowell has many excellent existing and potential facilities for I. these facilities. recreational and educational use. County. I I: I fj However, many people must be served by The Lowell School District is the largest district in Kent It covers 100 square miles taking in 3,000 students. serves as an educational center, so does it serve as a social and recreational nucleus for area residents (Lowell and Vergennes Townships). Semi-Public Facilities: While the YMCA works in conjunction with the schools in providing community activities, it does not have the facilities to house events offered. Therefore, the YMCA works with the schools and the City in arranging places to hold classes, games, and other events. 11 l .l Just as Lowell - 45 - �I I I I I I I I I I I A wide variety of programs are offered, but the most active sports in the Lowell area tend to be softball/baseball, soccer, swimming and gymnastics. With over 2,000 participants in softball/baseball, an excessive demand is put on the present ball diamonds. diamonds available. citizen. Citizens have expressed interest in having more The only soccer facility is a field donated by a private In addition, citizens have voiced needs for more emphasis on family recreation such as picnic sites, nature trails, bike routes, indoor pool for year round swimming, winter sledding areas and playgrounds to serve residential areas in the west and southwest parts of the City. Show Boat: The Lowell Show Boat, starting as a community effort to recreate a nostalgic minstrel show aboard a river boat, resulted in a tradition for the City of Lowell. It originated in 1923 and until 1983 appeared annually during the last full week in July. Efforts to revive the show are underway but the economies of the production make these efforts difficult. This event attracted an audience from near and far to view live music and big name entertainment at the Riverside amphitheater on Lafayette Street, adjacent to the Flat River. The bleachers have a holding capacity for 4,000 spectators, and ' I I I ll I; I; 11 I 1i in case of rain, the show can be moved into the Lowell High School gymnasium. A comfort station is available at the Riverside Elementary School, offering restroom facilities and a nurse's station. Parking and traffic congestion are real problems associated with the showboat or any event drawing large crowds to the amphitheater. Within proximity to the amphitheater, limited parking is offered at the Riverside Elementary School. Only two City lots provide the remaining organized parking. are forced to park in the streets and walk considerable distances. - 46 - Others �I I I I I I I I I I I I I I I I I Private and Conmercial Facilities: There are several private enterprises involved in providing recreational facilities. ment is the American Legion. It offers eight lanes of bowling on the main floor and roller skating on the second floor. P & H Amusements has a pool table, a foosball table, pinball machines and a video game arcade to offer amusements to the populace. In addition, the Strand Theater provides movie viewing. One other private facility is the Valley Vista Mobile Home Park. This mobile . home park offers a convnunity building with a pool and sauna, tennis courts, a basketball court, a shuffle board area, and a playground with various play apparatus to its residents. Other Conmunity Facilities: The City of Lowell is served by a Volunteer Fire Department. The equipment house is centrally located next to City Hall. Police protection is provided by the City of Lowell Police Department. Service is available 24 hours a day; however, only a limited staff is on duty during the evening and nighttime hours. Back-up enforcement is then provided by the Kent County Sheriff's Department. There are no hospital facilities within the City of Lowell. Although, medical care is available within reasonable distance and easy driving at one of the many Grand Rapids hospitals. Other community facilities include the following: • Eight Churches • Lowell Area Chamber of Corrmerce • Lowell Municipal Offices II I~ One privately owned establish- - 47 - �I I I I I I I I • • • • • Lowell Public Library - branch of Kent County Library System • Lowell Senior Neighbors Center • Cherry Creek Nursing Home • Oakwood Cemetery • The Masonic Building Lowell Light and Power Lowell Wastewater Treatment Plant Lowell Water Treatment Plant Lowell City Garage I I I I I I I, I -l j ll - 48 - �I I I I I I I I I I I I I 1. 1: 1: lj 11 11 GROWTH TRENDS POPULATION GROWTH Looking ahead to future needs is the very essence of planning, and the needs that planning must attempt to foresee depend to a great extent upon the size of population. For this reason population projections are undertaken. The task of making population forecasts requires information for many parameters. Even with the needed information, unpredicted developments may alter the projections. In light of this, the City of Lowell's population projections have been made using two methods which have resulted in a reasonable forecast of future growth. Alternate No. 1 involves using new dwelling units to indicate growth trends. In 1970 the Census of Population reported 975 housing units in the City of Lowell. From 1970 to 1980, 322 new units were constructed -- a 33% increase. As a result, the total number of housing units in 1980 is calculated at 1,297 with a 3% vacancy rate. Projecting the trend of 3.3% residential growth/year with a slightly lower persons/unit figure of 2.8 and a vacancy rate of 3%, the estimated population by the year 2000 will be about 5,850 persons. Alternate No. 2 is based on the population growth trend from 1970 to 1980. During these years, the change from 3,068 persons in 1970 to 3,707 persons in 1980 amounts to a 20.8 percent increase. Assuming this trend will continue over the next 20 years, the population for the year 2000 will be 5,400. - 49 - �I I I I I I I I I I I Based on these alternatives, it is reasonable to project Lowell's 2000 population between 5,400 and 5,850 persons. For planning purposes, the population projection for the year 2000 is estimated as an average of the alternatives 5,625 persons. Estimates can be determined for intermediate years as shown in Table 14 • . TABLE 14: POPULATION PROJECTIONS FOR THE CITY OF LOWELL 1980 - 2000 -Population Year ---1980 3,707 1985 4,200 1990 4,700 1995 5,150 2000 5,625 -Source: - WBDC, Inc • I I I. I I I I I - 50 - -- -- - �I I I I I I I I I I I I I I I I I I ll NONRESIDENTIAL GROWTH Commercial Uses: acres. In 1964, commercial land in the City of Lowell totalled 27.5 Presently, corrmercial acreage totals 71.0 acres. This is a 158 per- cent increase in 16 years, or a 9.9 percent yearly increase. Based on 1977 data for commercial activity in Lowell, there were 36 establishments in the City with sales of $28,939,000 or $803,861 in sales per establishment. With a 1977 population of approximately 12,950 in the market area, per capita sales totalled $2,234. Updating these figures to keep up with inflation, the 1980 sales per capita would be $2,708 when applying the Consumer Price Index of 2.2 with 1967 dollars as the base year. Furthermore, applying the same index to sales per establishment, the 1980 value is $977,920. From these figures, projected total sales as well as projected establishments were calculated for 1980 to the year 2000. TABLE 15: Table 15 reveals these findings. PROJECTED TOTAL SALES AND SALES PER ESTABLISHMENT THE CITY OF LOWELL 1980 - 2000 .. Population Tota 1 Sales * Total Establishments ** 1980 14,300 --·$ 38,724,400 39 1985 16,750 $45,359,000 46 1990 19,200 $51,993,600 53 1995 22,700 $61,471,600 62 2000 26,300 $ 71,220,400 72 Year - - --- Source: WBDC Estimates - based on 1980 dollars. * Assume per capita sales are $2,708. ** Assume sales per establishment are $977,920 - 51 - �I I I I I I With 39 retail establishments occupying 71.0 acres, the acres per outlet would be 1.83. Table 16 shows projections for total retail acreage by 2000. TABLE 16: RETAIL ACREAGE FOR THE CITY OF LOWELL 1980 - 2000 - ·· - Year ' I I I I 4 ·- - • - Est ab 1i shment s Retail Acres * 1980 39 71 1985 46 84 1990 53 97 1995 62 113 2000 72 132 Source: ,, I I; 1, I I I I· I ,, ·- WBDC Estimates * Assume 1.83 acres per establishment Co11111ercial land needs are strictly based on demand, and as a result ; characteristics for the whole service area should be addressed. Since Lowell is the area market center, commercial lands in adjac,e nt Boston, Keene, Lowell and Vergennes Townships are computed and Alternative No. 2 is derived. comnercial land in the City of Lowell totals '71 acres. Presently, With the adjacent township's commercial lands accounting for approximately 24.7 acres, this brings the total Lowell area commercial acreage to 96. Based on an area population of 14,300, comnercial land is calculated at one acre per 149 persons. As a result, 177 acres of commercial land are needed to serve the pro- jected area population of 26,300 by the year 2000. Therefore, assuming Lowell maintains its present share of the retail market (73.9%}, 131 acres · of commercial land will be needed by the year 2000. - 52 - �I I TABLE 17: PROJECTED COMMERCIAL ACREAGE FOR THE LOWELL MARKET AREA ANO THE ACREAGE THE CITY OF LOWELL COULD ABSORB, 1'980 - 2000 ALTERNATIVE 2 I - --- I Year Market Population Commercial Acres Needed * I 1980 14,300 96 71 1985 16,750 113 83 1990 19,200 129 95 1995 22,700 153 113 2000 26,300 177 - 131 I I I I I I I I I ---------- Source: --·- ---- -- WBDC Estimates * Assume 149 persons per acre ** 73.9% of Total Commercial Market A third alternative suggests the use of a factor of acres per capita for commercial land. The total number of commercial acres divided by the market area population yiel~s a per capita commercial acreage factor. Based on these established factors projected acreages are presented in Table 18. 1; Ii I ll -I Acres Lowe 11 Could Absorb ** - 53 - �I I I I I I I I I I I I I I I TABLE 18: PROJECTED COMMERCIAL ACREAGE FOR THE LOWELL MARKET AREA AND THE ACREAGE THE CITY OF LOWELL COULD ABSORB, 1980 - 2000 ALTERNATIVE 3 ...------------------------------ - - - - - - - - - - - -- - - - ~ - - - . . ------------r----------·- --------- - - - -Year Market Population Commercial Acres Needed * Acres Lowe 11 Could Absorb 1-------------------------------------- --1980 14,300 96 1985 16J50 117 21 1990 19,200 134 28 1995 22,700 159 63 I I 184 2000 26,300 88 ----"-------. - -- - - -- - - - - - -·. - - - - -----·- --- - - - - - - - - - - · - - - - - - - --- --·Source: WBDC Estimates * Assume .007 acres per person. ____ ...________________ We would suggest the third alternative to be the most reasonable since the acres per capita have been established as a trend. Further, commercial land is strictly based on demand which ties more closely to population growth. t I In summary, Table 19 presents zoned lands and existing commercial acreage _as compared to projected total acreage to the year 2000. TABLE 19: r------ - . r-------------··- PRESENTLY ZONED, EXISTING AND PROJECTED COMMERCIAL ACREAGE, THE CITY OF LOWELL II -- -- - -- - ·-------~ -------..----------------- Zoned Acreage Existing Acreage II Projected Total Acreaqe 198!) 1990 l':1':15 2000 ----------------+-------- ------ ·---------- ·---- Commercial Land - --- - - - · ·_, Source: WBDC Estimates ___ 93 _______ 71 92 99 134 159 -- . -- - - -- - ----'----~-----'----·- - --- I - 54 L �I I I Industrial Uses: 48.2 acres. In 1964, total land used for industrial purposes totalled Presently 84 acres are utilized for industry. This is a 74.3 percent increase in 16 years or a 4.6 percent yearly increase. Projections for industrial lands have been made using three approaches and I arriving at similar conclusions. I I They are as follows: Alternative No. 1 has established a ratio of acres of industrial land per capita at .023. We have assumed this ratio will remain basically constant. The results are presented in Table 20. I I I I I I I I I I I I - TABLE 20: PROJECTED INDUSTRIAL ACREAGE FOR THE CITY OF LOWELL, 1980 - 2000 ALTERNATIVE 1 -Year - Population Industrial Acreage* -- Source: 1980 3,707 84 1985 4,200 97 1390 4,700 108 1995 5,150 118 2000 5,625 129 --WBDC Estimates * Based on .023 acres per capita - Alternative No. 2 uses a calculated average of .257 industrial jobs per capita in the City. Based on 953 industrial jobs in the City and using 84 acres of industrial land, there are 11.3 jobs per industrial acre of land. projections are shown in Table 21. - 55 - The land use �I I I I I I I I I I I I I I TABLE 21: PROJECTED INDUSTRIAL ACREAGE FOR THE CITY OF LOWELL~ 1980 - 2000 ALTERNATIVE 2 - - - - - - - - - ------ ---·-- - - - ----- - - ----- - - . - ---·- - - - - - --- - - I--·- - - Year - - - - - - - - - - - - - - - - - - - - - - - . - - ·- - - . - - - - - . • ·- Population Acres ** Industrial Jobs* - - - - - - - - - + - - - - - - - - ---- 1980 3,707 953 84 1985 4,200 1,079 96 1990 4,700 1,208 107 r 1995 5,150 1,324 117 I 2000 5,625 1,446 128 --- -- - Source: ' ------- - 1 I WBDC Estimates * Based on .257 industrial jobs per capita. ** Based on 11.3 jobs per acre. Alternative No. 3 uses the trend of industrial growth since 1964. This trend (which is a 16 year trend) was derived by taking the 35.8 new acres of industrial land since 1964 and establishing a yearly growth of 2.4 acres. Using this figure, projections are presented in Table 22. TABLE 22: - ·---- Year PROJECTED INDUSTRIAL ACREAGE FOR THE CITY OF LOWELL, 1980 - 2000 ALTERNATIVE 3 - --- ------ -- 1980 84 1985 96 1990 108 1995 120 2000 132 Source: Acres -·--- ' -- - ·-. ----- - - --- --·- Ii ·- WBDC Estimates I I: ' - 56 }' �I I I I I I By the year 2000, the City of Lowell should be able to plan for 128 - 132 acres of industrial land. This assumes normal growth and does not consider unusual development. The current situation, then, in planning for this industrial growth is expressed in Table 23. TABLE 23: ·-- - PRESENTLY ZONED, EXISTING, AND PROJECTED INDUSTRIAL ACREAGE THE CITY OF LOWELL --- ----- Zoned Acreage Industrial Land Project ed Acreage 2000 84 128-1 32 240 -------- Source: Existing Acreage --- --------- ·- WBDC Estimates Ample quantities of land are already zoned to accommodate future industrial I- expansion. I I· J I· I: I,. ' I - 57 - �RESIDENTIAL GROWTH An analysis of the existing and long-range housing needs are necessary to estimate space requirements in an attempt to plan for future land use. In the City of Lowell, residential land makes up 52.7 percent of developed land. residential land has been broken down into four types: family, multiple family and mobile homes. 1: The single family, two Within these categories, the number of units, acres, densities and percent of the housing stock have been tabu- 1- lated showing existing conditions. 1~ 11 I~ I~ I· J TABLE 24: Table 24 presents these findings. HOUSING CHARACTERISTICS OF THE CITY OF LOWELL, 1980 - ---Housing Type Acres -595 Units 928 Single Family I'. % of Stock 1.6 72.5 56 13 4.3 4.4 Multiple Family 142 18 7.9 11.1 Mobile Homes 154 18 8.6 ·- 12.0 - 100 Two Family - ,~ Density 1,280 TOTALS - Source: 644 ·- - -- --- .. --- WBDC Land _Use Survey Based on population projections and a leveling off to 2.8 persons per unit by the year 2000, the estimated number of housing units has been determined for 1: the City of Lowell. Table 25 conveys these findings. ' ll - 58 - �TABLE 25: PROJECTED NUMBER OF HOUSING UNITS FOR THE CITY OF LOWELL, 1980 - 2000 * -Population Year Units -- - I - ·- - 1980 3,707 1,280 1985 4,200 1,500 1990 4,700 1,678 1995 5,150 1,839 2000 5,625 2,009 - Source: -~ ----- ---- WBOC Estimates * Based on population projections and 2.8 persons per unit. Having determined that about 200 new dwelling units will be needed by the year 2000, a percentage breakdown can be estimated for each housing type. estimated housing mix is based on indicators and trends. The With high interest rates, enormous construction and land cost, and high taxes, people are left with less disposable income. changing. In addition, household characteristics are This has resulted in a modification of housing needs as well as housing demands. The projected growth for the City of Lowell is estimated at about 35.4 units a I I I I I year for the next 20 years. This growth rate is reasonable since many of the new units will be multiple family dwellings. With the economic conditions and changing household characteristics, as previously mentioned, more households will seek alternatives to the conventional single family home. Furthermore, the 1979 Statistical Abstract of the United States indicates housing construction has shifted substantially during the period 1970 - 1977. - 59 - As a percentage �I I I I I I I I I I I I I I I I I I I of the total new housing construction, single family homes have decreased while duplexes, multiple family and mobile homes have increased. Keeping these variables in perspective, the estimated housing mix for the year 2000 was compiled. Table 26 reveals these findings. TABLE 26: PROJECTED HOUSING MIX AND UNITS FOR THE CITY OF LOWELL, YEAR 2000 ----- Hous in<1 Mix Housing Type lYtlU -- -- - - -------- --(%) i:'.UUU Units 2000 -- --- Units 1980 Add -- ·942 + 263 72 .6 60 1,205 4.4 6 120 57 Multiple Family 11.0 18 362 143 + 219 Mobile Homes 12.0 16 322 155 + 167 100 2,009 1,297 712 Single Family Two Family 100 TOTALS Source: + 63 WBDC Estimates Using the projected housing mix for the year 2000, the estimated number of units for each housing type can be determined. findings. Table 26 also reveals these By plotting the 1980 and the year 2000 data and interpolating for the five year increments, the number of dwelling units for preceeding years can be calculated. These results are found in Table 27. - 60 - --- - - �I I TABLE 27: NUMBER AND TYPE OF HOUSING UNITS PROJECTED FOR 1980 - 2000 THE CITY OF LOWELL -- - - - - - ---- 1· Housing Type -- -- -- Sing le Family I I ,, ,~ 1980 1985 1990 --- -. 1995 2000 - ·- - - - 942 1,043 1,113 1,158 1,205 57 71 86 102 120 Multiple Family 143 191 243 301 362 Mobile Homes 155 195 236 278 322 Two Family 1,297 TOTALS --~----- - - -- ·-- - 1,500 1,678 1,839 - 1.i -- -- - - - - - - -- 2,009 --- ,~ Source: I together with density standards and their ranges established in Table 28. I: WBDC Estimates Residential acreage can be determined using the projected housing mix figures Based, then, on the preceding tables, Table 29 surrmarizes the anticipated average land useage of residential types within a 20-year period. I: 1:, Ii 1; I; l IJ ll - 61 - �I I I I I I I I I I TABLE 28: - Housing Type I 1. 1· 198U Single Family 57 --- -- Multiple Family 143 --Mob i 1e Homes 155 TOTALS 1,297 - - - + 6 .6 + 105 * + 263 + 9 ·+ 13 * + 16 + 18 + 22 * + 27 + tr ·· -· + 28 * + 33 · --... - - * ---- 712 168 -- - ---- Source: WBDC Estimates * Average numbers are used in Table 29. TABLE 29: PROJECTED LAND NEEDS FOR RESIDENTIAL PURPOSES BY TYPES; THE CITY OF LOWELL -1980 Acreage -- 2000 Acreage Change 595 700 - ·--+ 105 Two Family 13 26 + 13 Mu lt ip le Family 18 40 + 22 Mob i 1e Homes 18 46 + 28 ·- -·- · - Housing Types Single Family -- - - · ,-. . . TOTALS Ii IJ Additional Acreage Dens i ti New Units/Acre 2000 4 High + 263 Average 2.5 1 Low ---Hfg-h 7 + 63 Average 5 4 - Low 12 High + 219 Average 10 8 - Low 7 High + 167 Average 6 5 Low - 1· I! Units 942 Two Family 1, I NUMBER OF NEW HOUSING UNITS, DENSITY ANO ACREAGE REQUIREMENTS FOR THE YEAR 2000, THE CITY OF LOWELL 644 -- - 812 -- . Source: WBDC Estimates - 62 - + 168 -- -- --- �• • • • ••· I} .j 11 I; TABLE 30: TOTAL ACREAGE REQUIREMENTS FOR ALL LAND USES - -- Residential Zoned Acrage-1980 ·- - ... 883 Corrmercial Land Use - -- -- Projected Need-2000 -- ---- --- Diff erence ----812 + 71 93 159 - 66 Industrial 240 132 + 108 Total City 1,216 1,103 + 113 The summary of projected land needs in Table 30 indicates that ample quantities of undeveloped land are available in Lowell to meet anticipated demand. In fact, residentially and industrially zoned property already exists in quan- I IJ •i -~ -~ .'. •· •1 .) .J tities more thaR sufficient to meet future needs. Existing residential pro- perty exceeds the projected demand by nearly 10%, while for industrial lands the surplus is over 80%. Commercial property is relatively scarce. needed as currently exists. Over two-thirds as much acreage is However, in view of the surplus available for other uses, increasing the availability of commercial property will not be difficult. - 63 - �/ I I I COMPREHENSIVE PLAN The land use proposals address specific problems and issues identified during • • •I • •• •• • ~ · II. Iii II II II,. Iii II the course of preparing this Plan and maximize the many assets that exist within the City. Lowell's location provides strong advantages . Its setting in the midst of rural countryside, natural feat ,Jres such as the rivers and hilly terrain, proximity to the Grand Rapids metro area, and small town character make Lowell an attractive choice as a place to live. In addi- tion, good transportation access and rail service, proximity to major markets, and availability of municipal services coupled with a high quality living environment are strong inducements for industrial and business growth . PLANNING ISSUES Though the City of Lowell has many attributes, one of its major problems is the underutilization or misuse of those attributes showboat facilities. location, rivers, and Other specific problems to be addressed in the Plan include the following: • There is no central industrial core. Instead, there are isolated pockets of industry scattered around the City. In most cases there are potential land use conflicts with abutting properties -- industry surrounded by residences, industry in the midst of the central business district, inJ•.15trial truck and employee traffic circulating through predominantly residential areas, and industry near schools. _ Noise, traffic, rail usage, and future expansion are among tne concerns associated with inappropriate industrial locations. - 64 - �• Most of the M-21 corridor through Lowell is devoted to -commercial activity. The strip development in itself is a problem for reasons of traffic and aesthetics but two other problems are also evident. The commercial uses are a random mixture of various types of business rather than a well-planned concentration of similar activities. Traffic characteristics, hours of operation, and business needs may vary. Highway oriented uses such as car dealers and gas stations are intermingled with neighborhood oriented uses such as grocery stores and pharmacies. A further concern caused by the lack of distinction between uses is the impact of present and future highway commercial development upon the central business district. In a 11 finite market area such as that served by Lowell, continued expansion. ll mers across a wider area, minimize comparison shopping, and red~ce •• l • .: •: .I •· -} -J -j ; I of competing uses strung out along the highway will disperse custo- the customer traffic in the central business district • • The central business district is poorly suited to compete with new businesses located along the highway. The CBD's image is tired • While some merchants have made an effort to improve the appearance of their buildings, many others have neglected their facilities. In addition, the general merchandizing mix in the CBD is poor and merchandizing techniques (such as window displays) are dated. Finally, potential assets -- the riverfront, showboat amphitheater, and public lands -- are underutilized as attractions and aesthetic elements in the CBD. - 65 - �I I I I I I • The Grand and Flat Rivers have been largely ignored with the limited exception of the showboat celebration. While they offer much poten- tial, they present some problems that significantly impact the community, as well. The most serious of the river-related problems is the Grand River floodplain. More than a half mile wide in some pla- ces, the flood plain limits the possibility of new development in many areas and even threatens existing development. For example, that portion of the central business district east of the Flat River (including the area around City Hall) is in the midst of the flood •I plain. Future development of this area will require careful planning in harmony with the natural character of the flood plain. ·while the concept of a greenbelt along the City's rivers is an attractive I feature, it aggravates the scarcity of land for future development. I: Both rivers are also barriers to good vehicular circulation and ■: munity. .; • .: .: • •1 •i,1 interaction among the various neighborhoods and sectors of the com- to the rivers is also lacking. Access Most of the river frontage is in pri- vate ownership and existing public lands are underdeveloped • \ ; Access across the rivers is not the only problem. Silting in the Flat River north of the dam has created an unsightly condition and a highly detectable odor. These conditions detract from what could otherwise be an attractive environment and pleasant experience • • Sufficient land is available to accommodate future development needs in the City. However, the available undeveloped land is generally found in relatively small isolated pockets scattered across the City. - 66 - �I I I· I 1, Few large areas remain undeveloped and those that do contain steep slopes which inhibit intensive development. GOALS AND OBJECTIVES - Residential 1. Preserve and enhance the supply of decent, safe and structurally sound housing witnin the City of Lowell. I • Periodically review the structural integrity of the housing supply. 11.\ • Develop programs for conservation and rehabilitation of unsound and unsightly structures. ll 11 I; 9:1 I • things, occupancy permits. -l • - 1 • • •· •: ; Consider the adoption of a housing code which requires, among other Through local ordinances, require owners to maintain their structures and grounds in order to promote the health, safety and general welfare of residents . 2. , Preserve the residential character in the City's neighborhoods . • Protect residential areas from non-residential encroachment. • Encourage organization of neighborhood associations to increase l •• • involvement in dealing with neighborhood problems • • 3. Minimum intrusion of through traffic in neighborhood areas • Provide for a variety of housing types within the City to allow people options in housing • 1 •..J •· .l ~! - 67 - �I I I I 1· 1. 1~ 1 variety of housing types within the City such as single family, duplexes, multiple family (condominiums and apartments), and mobile homes. - Commercial 1. Encourage business in Lowell to develop appealing shopping facilities which provide a sufficient amount of goods and services to meet the needs of a growing population in the City and market area. • 1. ties, more convenient shopping and pleasant pedestrian spaces. • ,, 1. Discourage over-concentration of similar businesses to prevent vacancies and market saturation. • Blend the commercial areas with surrounding uses to minimize land use traffic and environmental conflicts. -, Promote physical clustering of commercial facilities rather than strip development thereby providing for joint use of parking facili- I· -• •.; -~ .} Through proper land use planning and zoning, establish areas for a • Provide adequate parking to create an inviting shopping environment convenient for all to use. • Provide for efficient accessibility to shopping complexes to minimize traffic conflict • 2. Promote the central business district as the major commercial center in a four township area. In addition, enhance the central business district as the place to do business and minimize dependence on the Grand Rapids metropolitan area. - 68 - �I I I I I I I I I I - Industrial 1. Promote a strong, stable industrial base in Lowell in an effort to minimize dependence on the Grand Rapids Metropolitan area as a place to work. • Promote industrial diversification in the City. • Obtain land for industrial development. • Encourage industry to locate in an industrial park complex. • Work closely with existing industry to promote expansion and to maintain present operations. - Open Space and Recreation - 1. Develop recreation facilities which will provide adequate opportunities for all the residents in Lowell. • Select sites to adequately cover the City in terms of active and passive recreation. I • •• • Enhance the riverfronts for recreation purposes to the greatest extent possible. 2. Promote Show Boat as a major regional summer recreation event -- coordinating with C.B.D. promotional events as well. • Consider relocating the facility for more space and flexibility of operation, and to minimize the negative impact of traffic and noise in residential neighborhood • , - 69 - �I I I I • Sponsor a wide spread advertising campaign. • Continue booking name entertainers to attract high attendance. PLAN DESCRIPTION I Residential: I I I I I 70%) were single family homes. • • • --; • • • ! The existing land use survey conducted in 1980 showed that among the approximately 1300 dwelling units in the City, the great majority (over Apartments and mobile homes were about equal, eleven and twelve percent of the housing units respectively. Duplexes made up about four percent. For purposes of the Plan, future residential development is shown not by type of dwelling, but by density. Densities are better indicators of the level of services required and the impact to be anticipated than are designations by dwelling type. The predominant form of residential development is expected to remain low density single family homes (1-3 units per acre). However, in view of nationwide housing trends which are being felt in West Michigan, as well, provision must be made for greater density and alternative housing forms to respond to changing lifestyles, smaller household sizes, and higher development costs. Medium density residential (4-7 units per acre) may be used in transitional areas between low density and high density development or between low density residential and some nonresidential uses such as schools, churches, and parks. Areas of high density development (8-14 units per acre) also serve a transitional purpose between uncomplementary uses, e.g., between low or medium density residential and industrial development. - 70 - High density can also be used �II I I - -I I 1· 1· on sites where low density development would not be financially feasible because of unique natural features -- steep slopes, wetlands, wooded areas, and similar constraints. -:-. - 1; 1; I. -~ -\ ,: ,: -; --~ -l-: Sufficient land is proposed to satisfy the anticipated demand in all categories. Commercial: Commercial development in Lowell is found in scattered locations along Main Street (M-21) and is of two types -- the centrally located "downtown" business district and the auto-oriented highway business district. Much of Main Street is already committed to business development and the trend can be e.xpected to continue. However, it is important to maintain the func- tional distinction between the central business district and the highway business district. In addition, because the business activity is and will continue to be located along the City's traffic ''spine", care must be taken to develop the corridor (and each site} in such a way that congestion and traffic conflicts will be avoided or, at least minimized. Typically, commercial establishments seek out major streets with high traffic volumes to maximize their "visibility" and encourage drive-in trade. When a major street begins to experience this com- mercial development; congestion often occurs. The character of the traffic (local shopping vs. through travel) changes. Conflicts result between those vehicles entering and leaving driveways and those travelling along the street. In such situations, unless careful site planning and access controls are instituted, the traffic-carrying capacity of the street can be greatly reduced. - 71 - �I I I I 1· I' I: I: I: -~ Such a deterioration in capacity should not be permitted to occur on Main Street. through the City, Main Street must be maintained primarily as a major arterial to carry through traffic. Obviously, the commercial development in the western one-third of the City will be primarily auto-oriented. impression as people enter the City, and retain a distinct highway business character that will not compete with the central business district. All future highway commercial development should be carefully scrutinized through a site plan review process. • Particular attention should be given to: Driveway Location and Spacing: Driveways should be located as ·?ar from street intersections as possible to avoid left turn conflicts {250 feet minimum). Businesses should be encouraged to share drive- ways whenever possible. Ideally, driveways should be at least 200 feet apart to reduce conflicts and provide gaps in traffic for safer ingress and egress. • Landscaping: Highway commercial development should provide landscaping along the street edge to improve the appearance of the 9: -: -· -~ -l,1 Therefore, the following recommendations are made to minimize traffic conflicts along M-21, create a positive visual II; -;, : As a state hignway and the only uninterrupted east/west street primary route through the City, screen the parking areas, and soften the buildings. Specific landscaping requirements should be incor- porated into the City Zoning Ordinance to ensure adequate and uniform landscape treatment among all businesses along the highway. - - • Alternate Access: A secondary means of ingress and/or egress should be provided if possible. Such alternate access could take the form - 72 - �•I I I I I I •I : 1· I. -; ,: -· •• •. ] of access to an intersecting street for corner parcels, access across adjacent parking lots, access to another street to the rear of the property, a frontage road or service drive paralleling M-21, or similar alternative. • Shared Parking: Businesses should be encouraged to share parking facilities with neighboring businesses or, at a minimum, permit access between parking lots to reduce the need for motorists to travel on M-21 in order to move from one business to another. two or more businesses have different hours of operation or different peak business hours, joint parking lots can save money in development costs, minimize the amount of asphalt along the street, and perr11 it greater flexibility in site planning. •- Relationship Between Adjacent Uses: Each new development should be planned and designed to be compatible rather than compete with its surroundings. Building arrangement, landscaping, lighting, signage, driveway location, and other elements of physical layout should be in harmony with existing development. This will help unify the image along the street and reduce confusion. • Signs: Corrmercialized highway corridors can easily become victims of a signage war waged by the various businesses competing for the motorist's attention. If allowed, each new business will attempt to "go one better" than the neighboring businesses by having a bigger, brighter, gaudier sign. The result is visual chaos along the street with no greater identity for any individual business. Therefore, if the number, size, and location of signs are controlled and kept to a _, -I In cases where - 73 - �•I I I I I I I I • • • • •, : -; -i --j reasonable minimum, all businesses will be competing equally but a positive image will be retained along the street. • Pedestrian Access: While most highway businesses cater to the motoring public, pedestrian traffic should not be forgotten. Because much of the property fronting on M-21 is adjacent to residential development, it is likely that pedestrian activity will be fairly common. Therefore, sidewalks or paths should be provided to link businesses with each other and to link residential areas with individual businesses -- especially those such as grocery, hardware, and drug stores and barber and beauty shops. Central business district development is entirely different in character than highway business and subject to another set of planning and design standards. The CBD Plan is discussed in detail in another section • Industrial: City. Industry is currently scattered in several locations around the In addition, much more land is zoned for industry than will be needed, meaning that the City has little control in directing new industry to appropriate locations . The Plan recorrmends two primary locations for future industrial growth. One is in the northern part of the City near Foreman Road and the C & 0 railroad tracks. Some relatively new industry exists in this area and land is available for future development. The other area is in the western end of the City between M-21 and the Grand River. There is little industrial activity here now with the exception of some extractive mining operations. Though part of the area lies in the Grand River flood plain, there is substantial usable acreage and access to M-21 is excellent. - 74 - In addition, while not buildable, �•I I the flood plain lands are suitable for such uses as large parking lots, outdoor storage yards, loading areas, and similar industrial-related open space uses. 1--1 dom scatterization that has occurred in the past and, over time, will reduce I Public/Semi-Public: I I I Confining future industrial development to these two areas will halt the ran- the land use conflicts that have resulted. The Plan indicates approximately 110 acres of land in this category, most of which is owned by the Lowell School District. Ample vacant land is available to accommodate school expansion if needed in the future. Recreation: Recreation is recognized as essential to the health and well- being of persons of every age. The provisions of adequate leisure facilities I responsibility. 1· A satisfactory recreation system must measure up to accepted standards in many II; Iii II. II II. Ill Ill Ill is a vital consideration in the Comprehensive Plan and an important community respects. There must be sufficient land area set aside for recreation and the area must be properly distributed throughout the community. There must also be a variety of facilities, both active and passive in nature, to serve all age groups. Employing criteria drawn from national recreational standards, specifications for recreational facilities were adopted for the City of Lowell parks and recreation system. Table 31 represents these findings. In addition, based on the population projections to the year 2000, the facilities required to adequately serve the community, contrasting with existing facilities is revealed. - 75 - �•I I I I I I I I I I - The information contained in this document is essentially a summary of the City's Recreation Plan which has been prepared separately. Recreation Park: Several improvements are planned for Recreation Park including redeveloping the fairgrounds, improving public access to the water's edge, and creating additional recreation opportunities for the entire community. Among the specific planned improvements are the following: • a better defined outdoor exhibit space, and walkways, • new exhibit buildings and animal barns, • expanded parking, • new restroom facilities, • pedestrian bridges across the Flat River, • picnic areas, • improved camping facilities • boat and canoe launching facilities, and • athletic and playfields. - 76 - �•·•1- W 1W. • 1W 1W 1- ) TABLE 31: Adopted Standard 1. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2. 3. 4. S. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. -1-- IDENTIFICATION OF RECREATIONAL USES, ADOPTED STANDARDS, EXISTING AND PROJECTED FACILITIES, CITY OF LOWELL Faci lit Sledding and Toboggan Area Picnic Sites Softball Fields Outdoor Ice Rink (natural) Playground Areas Bike Trails (miles per) Swimming Pool Little League Field Boat Docks and Ramps Basketball Court Tennis Courts Camping Sites-Rally Type Nature Trails Community Center Hard Surface Games Baseball Field Footnall/Soccer Archery-Firearms - I. ,. ,. , - I- facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility per per per per per per per per per per per per per per per per per per Existing Facility With Public Use 5000 500 2000 3000 800 10000 40000 2000 1000 1000 1 mile/5000 30000 3000 5000 10000 50000 - 77 - 0 3 4 Facilities Required 2000 Projected Population 5625 1 12 3 1 2 4 7 0 1 King Memorial (outdoor) Scheduled at Softball Fields 2 unimproved .6 Mi le 1 3 5 6 9 6 200-250 Trailers 1/4 Mi le Foreman Building School Playgrounds 3 2 1 1 Boy Scout Faci 1 ity 1.2 1 2 1 1 1 �• • • •I I I I •I I ,. ,.' 'j '-; -\ ,1 Richards Park: The plan proposes final improvements for Richards Park. The sidewalks will be replaced with a redesigned layout and park benches will be strategically located within the park. A drinking fountain will be provided as well as additional landscaping and play equipment. Wood chip surfacing will be added to the play area. Winter ice skating will be improved with use of lighting and additional log benches. West End Park: The plan suggests developing West End Park, in part, to serve the residents of the Valley Vista area and to address existing community-wide needs. Included in the development plans are four irrigated softball fields (one lighted), bleachers, a concession and restroom building and various playground and recreational equipment. Off-street parking will also be expanded. Lowell Showboat Park: The plan proposes landscaping the Lafayette and Avery Street area along the Flat River. Improvements should be made to the old Showboat Stage as well including, possibly, a portable band shell for the stage. Aesthetic improvements are needed in this area to create a more pleasant and inviting atmosphere for concerts and other potential events. Y.M.C.A.: The Y.M.C.A. in conjunction with the school system will continue to offer and program recreational activities for the community. As expressed ~y the citizens, an emphasis should be placed upon developing more family oriented recreation. With the increased development of recreational facili- ties by the City, future programming of recreation activites must be carefully coordinated through negotiations between the City, the Y.M.C.A. and the schools. - 78 - �II II I •I Long Range Goals: next five years, attempts should be made to develop long range goals. to promote their passive recreational assets and maximize scenic quality. throughout the City. II • The North Island should be developed as a park with a pedestrian connection between Recreation Park and the central business Flooq___J>_l_a_('!.: • • •II To improve access to the Flat River, a riverwalk with benches should be developed I I I I I I II One of the most important is to emphasize the presence of the Flat and Grand Rivers district. II In addition to focusing on plan implementation over the A pedestrian space should also be developed at the Flat River in the CBD. A bicycle and jogging route should be established along streets and through parks. Furthermore, improved sidewalks on the northeast side of the City are necessary to provide better access to school playgrounds. Future residential growth should insure that adequate recreational facilities be provided in conjunction with any development. A winter sledding facility should be developed at McMahon Park for city residents. The Main Street mini-park should also be scheduled for improvement. Approximately one-third of the City's land area lies within the 100 year flood plain of the Grand and Flat Rivers. Most of this land is unde- veloped but some developed area, most notably the central business district and much of the surrounding residential development west of the Flat River, are located in the flood plain • Future development or redevelopment within the flood plain must be carried out in harmony with the sensitive condition that prevails along these rivers • Open space uses such as parking lots, and outdoor storage areas would be appropriate as would yards or recreation facilities in conjunction with - 79 - �;. II •I nousing developments, in particular, high density multi-family residential which could be developed just outside the flood plain • I I I I I I I II II II. II II II; •-I - 80 - �• • •,-- ~ • ••• .; .I •• .l -~ •.l Ii I: -j CENTRAL BUSINESS DISTRICT To plan for any improvement, a clear understanding of existing conditions and the nature and extent of needs is essential. variables were inventoried and analyzed. These variables include existing land use, physical appearance, on and off-street parking facilities, traffic circulation and retail trade. EXISTING CONDITIONS Existing Lan-9__ Use: The area generally regarded as making up the Lowell Central Business District (CBD) is located between Hudson and Jefferson Streets to the east and west, and between Chatham Street and the railroad t;acks on the west side of the river, and Avery and Kent Streets on the cast side of the river. uses. This area contains a cross-section of the City's land These uses are shown on Figure 8 • Lowell's CBD is a linear strip made up of many different and sometimes incompatible uses. The majority of retail activity occurs west of the Flat River. Within this same area are several offices, a variety of services (gas station, auto body shop, restaurant, and others), and a large industrial use (King Milling Company). East of the river, the uses include municipal offices, some retail, services, and some light industry. Several single family homes are scattered along Main Street, primarily east of the river. The predominant land use in the CBD is the large King Milling complex located just west of the river. Because of its size and the activity that occurs there, the facility tends to disrupt the business district. l'l j Therefore, major physical - 81 - �....- --- ••••••••••••• ~- ~ --- -·-·- - t; ~ ~ ~ - - -, \- · - -·· [IECE ~ ~ e • " . ~ e OS ~I;; I I / ~,,, '-::-1/'-\_ ~ ) ; \ ST CHATHAM {, • '- I /j ::,/ ___,___. I;; I \ \ ' sT "~, --------T--7 / ;~~ lJ T ~ ~~e ST 1·1·1 • 1·1 c:.=J COMPREHENSIVE PLAN LEGEND -G G SINGLE FAMILY RESIDENTIAL TWO-FAMILY RESOENTIAL MULTIPLE-FAMILY RESIOENTIAL COMMERCIAL PROFESSIONAL OFFICES ~ ~ CITY OF LOWELL INDUSTRIAL PUBLIC UTI.JTY Ifill PUBLIC CJ PARKING m SEMI· PUBLIC 0 0 8 0 ~ VACANT KENT COUNTY, MICHIGAN NUMBER OF LEVELS MINOR REPAIRS NEEOEO MAJOR REPAIRS NEEOEO OPEN SPACE CBD EXISTING LAND USE ~ -------.:::..~WIIDC ~~- .AJH€.,$90 W,.J �• • • • • • • • • • • •., -· -: ,. -~ ,1 Physical Appearance: The general physical appearance of the CBO is critically important to its vitality. The buildings and the streetscape (trees, light fixtures, signs, paving details, furniture, and other design elements along the street) are elements which create the shopping environment. That environ- ment can be positive or negative • In Lowell, the shopping environment is poor -- the result of many factors working in combination. viting. Some storefronts are vacant; most are drab and unin- Several buildings are in need of maintenance. street is cluttered and confusing. Signage along the Industries, residences, auto body shops, and similar uses are randomly interspersed witn the retail, service, and office uses that should dominate the CBO. identity or unifying element. Parking: The streetscape is stark, lacking any The Flat River has been hidden from view . Convenient parking is a major factor influencing a person's decision where to shop. This is of primary importance in capturing the potential retail market. In the Lowell CBO, a parking inventory was undertaken. Figure 9 reveals these findings • In conjunction with parking supply, the demand placed upon these existing parking facilities is also of great importance. Parking requirements are largely determined by assessing the needs of the various land uses. The Lowell CBD was divided into 18 sectors to come up with a detailed evaluation. Based on the amount of floor space allocated to each use within each sector, demand figures were determined. By comparing the supply and demand, it is clear that a parking deficiency exists. In summary, existing parking con- ditions are as follows: - 83 - �• • • • • • • • • • • •... ,,• TABLE 32: PARKING SUPPLY (DEMAND: LOWELL CENTRAL BUSINESS DISTRICT, 1983 Demand Supply 1------.1.-.-l.._,l8,,--------~9-24_..__ -t-_Qef- cl 94ency ~-----------Source: WBDC, Inc. Estimates -· - - 84 - i i --- ~ �-- -••------ 1111 1111, 1111, 1111, 1111 Ill Ill J ~~ :; [lli ..;rn,-t:tTI'■■■■■■-■~'\~\ ~ . ., !• \ ~ "'~'-\ ~\ '\ rr ~11 \I', It, :-~:lrfi-RTfi-:E·t··TI~-~·1---- ,:~. . .-.. .~:. .~-... t(t : - ■ . z I ► i ■ • J 161 ~ ' • ,. \ti tlfll " '~ • _,._~~.--1.. ' (i • ~ 1/' \ " ":D \ ' I :; ....J ,I . . . _ . __ _ _ ~--~-- m u :; ~ ......_..,~_ _ _ _.., '" :·:· :· -· · · · ~ d 5 j I -tai - 3] t;: . . ~ . ~ ~~;-7-~t--;lp:::~~~~~~~1~!!}~-~ -~ .: ~. ~--.,.~. . --------T~~; ~'-----1___ 1 ;1,■ 1 ~~ ""I' ~ ., ....--~- ....__ ___. .........,------....J ,---'r---+-,----. - - -.... _ e _,. .. ,■■-r•r~•:-■■i s, r= c COMPREHENSIVE PLAN LEGEND CITY OF LOWELL KENT COUNTY, MICHIGAN NO RlRKING ALLOWED NON· METERED PARKING a El OFF· STREET PARKING RESERVED N¥J/OR PRIVATE PARKING CBD PARKING INVENTORY CENTRAL BUSl£SS DISTRICT BOLINDARY w.,J - -- - - - - - -- - - - ~ ~ --- __,, _ _ =...-::."'wi::.- �...... 111 111 Ill Ill I . ' -• • L.... _ I - • • - •••••• ______ wtJIB~rn. . . . ;t.t.ciJ \\tt\ \. ~~J' ,' .) '. :.; i. "5!Etai~•~i \ ~ . . . . . . . . -~ lu r ! ■■■■CHATHAM ••••••••1•••■■■■■■■■■■■■■■■ ... ■■■■■■■ ■■■■ 7 .1i 1 ~ : ■ ~ • -' • ~ ,- 3 "ITT . : - - . , - - - - , ! ,---,---,-,--, 2 : ,I :i I I ___ _ __ __ : _ __ _____; ---T--7 7 j 41 i i ! ! : ! i 94 ; § ... \ \ "i,:♦\ ) / ~\ ~' \ ~ ~ ':...--' : ' ' "\t..\ ~\ ~111111ii.-illil'iil.'1111/1111•111111 ; I i---e,..,...,.....-t<\\ 4 I I \ ~ '// \ X,:--- . » . r---rl-t+,h-~ I 8 i : ~!~rn•~· ■■■ ( ,. AVERY .:tr:iJ. """_Jt=L-"""t1U •••••••·••••••••••••••••••••••r- ■■■■■■■■■■■■■■■■■ ST ■■9'i: .: : \ ! I •I ·1 re : : ! • ~ i i~~~ ~~ \ ~i I " - : • 45 l 7 \ \ I 61 I 127 : ii .-----.---. •--•-•-••-r•••• . . . . _ . . . . , . • •••1••-........... -••• ....... ,.r ......... ...... ... -r . . . . . . . . . . -t . • . • • . • • • • . . . . ••-•• . ••1••~ .. -• -•• ;.-----~..., : • \ ,--.,..,.-,--,,---,--,-r---.i ~..,....,.~~ ~ - - - - - - i !I u :_:,-M41N--•-r•-..--•--•-.. ,I •: 1I i • d 96 1 " i : i z !. ~ 25 69 !:: 1 : -- : : "- . 1•11;11.-•1111111i. i I = I j : I ~ OTTAWA ~ 18 - ♦ - ©8 22 4 - = ! ti, f ?I I ::' ■ •~ ,-,---..::~- '"~-.. . i •ST 1 LLJ_J_= \ ............................... i 5 ~ \ 44 i ___ i = : ! i : I - : 18 ~t z ~ ~ ~ _. • 44 77 :J ■■■••~• KENT■■■■■■I■■■■■ ■■■■■■ ■■■■•••••••••••••••••••••• ST ■■= i 1 ·-n•m -r· J c •rmnnm r,,,,,r.. COMPREHENSIVE PLAN © ■■■■ LEGEND SECTOR NUM8ER C.8.0 . BOUNDARY CITY OF LOWELL 53 40 DEMAND KENT COUNTY, MICHIGAN SUPPLY SECTOR BOUNDARY PARKING SUPPLY & DEMAND ~ --.----~~IWIIDC ,.,..-=- ~ T • IMO w.J �• • • • •I I I I I I. -· ,, -J There is a parking surplus at the extreme east and west ends of the CBD where many individual businesses have their own lots. deficiencies exist in the center of the CBD where business development is more dense and merchants must rely mainly on on-street parking, though there are a few off-street lots shared by all. -j,1 -) Those areas where a parking surplus does exist are too far removed from the central core area and, therefore, afford . little or no relief to the overall parking shortage. Retail Trade: The Central Business District market area is that area from which downtown retail establishments can expect to receive 80 to 90 percent of their business. With the Lowell Trade Area covering a large market, two basic levels of shopping districts have been established. The primary zone consists of the City of Lowell, 75 percent of Keene, Vergennes and Lowell Townships, and 50 percent of Boston Township. The secondary zone comprises the remaining area within the above mentioned four townships. Within this whole area, total Lowell's total retail sales have been calculated based on data from the 1977 United States Census of Business. In projecting retail sales, yearly increases of 1.84 percent are expected based on National standards and market composition. Applying this factor and holding constant the affects of infla- tion, Table 33 was compiled. TABLE 33: Total Retail Sales Source: PROJECTED TOTAL RETAIL SALES FOR THE LOWELL MARKET AREA, KENT COUNTY, MICHIGAN (Dollars in Millions) 198_!0_-r--_1_98_5_---+_1_9_19_0-1--==1y:y:,5=~:~_2'---10000 40.8 44.7 WBDC, Inc. Estimates - 87 - 49.0 53.7 I I retail sales for 1980 have been established at $40.8 million. II: 11 However, serious parking 58.8 �I I I I I I I I II I I II II -II • The total effective buying income is calculated based on population projections and an established per capita effective buying income. sents the forecasted population estimates. Table 34 pre- In projecting the total effective buying income, it is assumed the per capita EBI is $6,733 for the primary zone . and $6,651 for the secondary zone, holding constant for inflation in 1980 dollars. Table 35 conveys these calculations. TABLE 34: Primary Zone Secondary Zone Total Market Area Source: POPULATION PROJECTIONS FOR THE LOWELL ZONES, KENT COUNTY, MICHIGAN 1980 10,917 3.383 14,300 198"5" 12,787 3. 963__ 16.750 f990 14:05-1 1995 17,329 2000 20,078 4,543 5,371 6,222 19,200 22,700 26.300 WBOC, Inc. Estimates In summary, the 1980 total retail sales in the Lowell Market Area were calculated at $40.8 million. The total effective buying income, or actual poten- tial sales in the market area were estimated at $96.0 million. This translates to $55.2 million dollars worth of sales that Lowell merchants did not capture. Table 36 presents the projected retail market conditions. - 88 - �11 I; I· TABLE 35: PROJECTED TOTAL EFFECTIVE INCOME FOR THE LOWELL TRADE ZONES, KENT COUNTY, MICHIGAN (Dollars in Millions)* Primary one -I -I·\ Secondary Zone Tota 1 Trade Area Source: 22.5 26.4 30.2 35 .7 41.4 96.0 112 .5 128.9 152.4 176.6 WBDC, Inc. Estimates * Assuming an Effective Buying Income of $6,733 per person for the primary zone and $6,651 per person for the secondary zone - Holding constant for inflation in 1980 dollars. I; TABLE 36: I· -· - -: -· -· -·) 11: PROJECTED TOTAL SALES, EFFECTIVE BUYING INCOME AND SALES NOT CAPTURED IN THE LOWELL TRADE AREA, KENT COUNTY, MICHIGAN (Dollars in Millions) Total Retail Sales Total Sales Effec_tive Buting Income Not Captured 1980 40.8 96.0 55.2 1985 44.5 112 .5 68.0 1990 48.7 128.9 80.2 1995 53.2 152.4 99.2 2000 58.3 176.6 118.3 Source: WBDC, Inc. Estimates With estimated projections for the CBD potential retail sales, the next step is capturing these sales. Therefore, projected expenditure levels are con- verted into retail floor area requirements to determine additional space for development over the next 20 years. II -· - - - 89 - �.1 .'. -~ -· -a: ---, I Currently 128,775 square feet of retail floor space exists in Lo~ell's Central Business District. 1980, the annual retail sales per square foot of floor area calculates to $317. The amount of retail floor space in the CBD warranted in future years can be determined based on projected retail sale and the average retail sales per square foot. a: -~ 11 ,1 -~: -l -\ --; -: I ! Table 37 relates these findings. TABLE 37: RETAIL FLOOR SPACE EXISTING, WARRANTED IN FUTURE YEARS AND ADDITIONALLY NEEDED FOR THE LOWELL TRADE AREA, KENT COUNTY, MICHIGAN -} ,1 With total retail sales estimated at $40.8 million in s-a-les Floor ?sEace 128,7 5 Additional Floor Space 1980 Warranted* Floor Seace 128,775 1985 140,378 11,603 1990 153,628 24,853 1995 167,823 39,048 2000 - 183,912 Source: . - - 55J__37 WBDC, Inc. Estimates * Assuming retail sales of $317 per square foot of retail floor area, in 1980 dollars. - 90 - : �• -I -I I I I I ' ' GOALS The following goals have been established for the Central Business District and serve as the framework for the Plan's recommendations. • Establish a cohesive business district and maintain continuity between the east and west sides of the river. • Maximize the waterfront as a strong asset. • Avoid disruption of thru traffic movements along M-21. • Create a focal point within the CBD to provide a sense of ident i ty. • Provide pleasant spaces for people including riverwalks, scenic overlooks, plazas, and places to sit. • Ensure the availability of adequate parking. • Improve the appearance of existing buildings. RECOMMENDATIONS: Several improvements are recommended for the CBO in order to achieve the above goals. These include land use changes, expanded parking, streetscape improve- ments, circulation changes, building facade renovation, and riverfront redevelopment. The recorrvnendations are illustrated on the accompanying plan map and are discussed briefly in the following pages under the categories of redevelopment and aesthetic improvements. - 91 - �·-----------------~ ~~ - "· I :u ~~ I ~ li1i7 __ 9:J I c;_: D . :. · ·. - .. ~ ~ _, ~· ~T:.:nl,fm•~ 1~ [. i--~~(a -- - ' ,. . .-~: - i-· - - "" ·· ?., · I ' j """'' ~"". ·- O ' J, .. LEGEND ~ ~ ..... " lb IJ 9 • D .I..~ FLAJR ~~ ~~20~ O[ clI ~ :I• ~~ - ~":"-- n□~ (? 1~ I -· -r -- ~~:;=:::_____c;,- -~-.--.-• ~ ~ = - Eli · . -• ' -,, ' "'"'"" . - • "11 ., •. : · :;; Ii (1, Lt · D>-~ i __ D'"' - • c=r ,-----i D \;\ PLAN CITY CF LOWELL KENT COUNTY, MICHIGAN □ .. .,._ "71--,.~ ... ..._.. '-- •• ~ t,,.,-,f- -T-~ . ,. . __, ' t," ,, 1 COMPREHENSIVE BUSINESS DISTRICT PLAN fl. "" , .";· it: - ,.,, =. 1 D ir~~ (Jin: •~•> _., ,' '"' o c!J ,_..,.. PAn.__) ~·--- ....------ , · ll Q ,:~~---41Hfftrh ~ - b:--=:=~~ ~:i.__ -"'-- ti]lD ~ ••--- OCAU ~ ·· J~ WIIIK=~==-~ I �• -I •I I I ' '' - Redevelopment Retail ExpansioD_: The Plan identifies locations for future retail development along the east side of the river and at the east end of the CBD. The expanded retail space addresses the projected demand for more retail floor area in Lowell, enhances the shopping opportunities in the CBD, and creates a more cohesive business district. Other Proposed Uses: In addition to retail, the plan proposes new locations for office development and multiple family housing. These uses will occur along the western fringe of the CBD and will serve in part as a transition or buffer area separating the downtown commercial area from the highway strip to the west. These uses will also serve to define the CBD as a separate business entity and provide a complete spectrum of uses capable of interrelating with and supporting one another. Expanded Parking: The lack of parking is addressed by the addition of off- street parking lots located in the center of the CBD. Riverside Drive: The Plan proposes to vacate Riverside Drive and create a pedestrian plaza and expanded parking in that area. - Aesthetic Improvements Facade Renovation: Beautification of buildings is another element in the overall rejuvenation of the business district. Improvements ranging from relatively minor work such as painting to major changes such as removing existing false facades and refurbishing the original exterior are recommended. For those buildings abutting an alley or the Flat River, renovation of the back side is as important as the front. - 93 - �•• I: I: .1 .} -, • ! .: .j .: .} .\ .'. �.: •· . '. " "•• • .) •• .: ..• ., ' , • ! ·' : : �.1 •: •·: · ·: ••• .j .. 7:_ • .1 .l "J .j .J �• .•·) ., .; .1 .~ .j • .j • 1111 ' I �• • • ••• •• ••• •. ; • ~ ,: While the Plan does not advocate establishing an architectural theme, per se, it does recommend creating a unified appearance through the use of wood and brick, canopies, complementary colors, and improved signage. Each individual business should be permitted, however, to express its own identity within the , overall design parameters of the Plan. Examples of harmonious facade treat- ment are illustrated on the following pages . Streetsca_p~ Improvements: In conjunction with improvements to the building exteriors, that area between the edge of the curb and the front of the buildings should be improved, as well. Street trees, light fixtures, benches, and banners are all elements to be considered. The addition of these elements will serve to create an identifiable character and unify the district. It will also create an atmosphere that invites people to walk, explore, and shop . - Riverfront Enhancement River's E~_: The river should be enhanced as an asset and focal point for the business district. The river itself should be cleaned and dredged. In addition, walkways and scenic overlooks should be developed along the river's edge, allowing people to see and get close to the water and providing an attractive foreground for those businesses located near the water. Landscaping, lighting, benches and other improvements as discussed for the streetscape should also be carried through along the river's edge. River Attractions: Another factor to consider in addition to improving the accessibility to and views of the river is that of creating attractions along the river -- reasons for people to go there. Such attractions already exist, i.e., the Lowell Showboat and its amphitheater. The limited use of these facilities, however, severely minimizes any lasting positive impact upon the business district. Well designed walkways along the river can, in themselves, - 98 - �■1 . -1 attract people to the river; but other more substantial attractions should also be considered. •--~ For example, a fish ladder at the dam on the south side of the bridge could provide a unique attraction in the center of the City. The existing amphitheater could be greatly improved as a facility for community 1111 ·: events by providing a better stage, perhaps a bandshell, adding lighting, and creating a more attractive park-like setting. ~~ ;; .. -1j "! ll'l 111 111 ~ U1 ~ a E C !Ut,1'1:'.&7 ----1.--.,.'---+-+----+-J~q ~~~~ llJ L Il l . .J • .1 -J - 99 - �-· II; 11: 111 .j . '. .l - STRATEGY FOR IMPLEMENTATION The Comprehensive Plan is of little value if it does not coordinate public and private roles in land development, serve as a guide to major land use decisions, and bring the community closer to its goals and objectives. The City does have a broad array of tools for the implementation of the Plan; several of which will be outlined later in this section. Fortunately or unfortunately, the Plan cannot make every decision which will be faced by public administrators, agencies, or boards. These decisions must be guided by planning policies which are in turn based on the Co11J11unity s overall goals and 1 objectives. Planning policies can be one of the City's most effective tools for implementing its Plan and reaching its goals. must be used. In order to be effective, policies Potential users must see them as realistic, related to objec- tives and sensible. Users must appreciate and support the goals and objec- tives and be able to see the relationship between current decisions and future results. What should the planning policies of the City be? With rising costs of development and dwindling supplies of energy and other natural resources, communities are evaluating their urban structure in terms of recycling and fully utilizing existing infrastructure for urban growth. The general public, too, is beginning to express a desire to preserve what has been built in the past and to conserve natural resources which have supported area growth. Citizens are also becoming more aware of the public cost of sprawling new development. They realize that older development should not be discarded -- but must be recycled. - 100 - �Because of its location, its good image, and its relatively good physical condition, the City of Lowell is in an excellent position to respond to the concept of city recycling. Implementation of the Comprehensive Plan is one very important means of maintaining and enhancing this position. Thus, Lowell's planning policies should apply not only to areas having potential for new development, such as the fringe locations, but also towards enhancing and ;i recycling its urban core. • Provide an attractive and secure environment for private investment: --:- , * by creating stable and predictable land use patterns * by adopting and following the Comprehensive Plan * by enforcing minimum aesthetic standards * by identifying and meeting neighborhood and community needs. 11.i Ill "II -- • .: -; Provide facilities and services required to support new development and secure or enhance older developed areas or neighborhoods: 11· 11, 11· II These policies should strive to: * by providing access to facilities in advance of actual need * by providing equal access to public facilities and services to older areas in the process of renewal * by providing high quality public facilities throughout the community. • Serve as a catalyst in the development, preservation, and renewal process: * by encouraging neighborhood, business, and community organizations - 101 - �• • • '- * by facilitating and encouraging corrmunication with neighborhoods, the business community, interest groups, and cit izens * by developing and implementing detailed neighborhood and business (CBD) preservation and renewal programs. ZONING Zoning is the classic means of public control of land use throughout most of the United States and the most widely used method of implementing the Comprehensive Plan. Zoning provides public control of the type and intensity of land use through partitioning the community into use districts and establishing the types of uses which may occur in each district. II II ,. II •II Ill II II • - Further control is exercised by the City over the character of new buildings in terms of location, height, and land cover, and over the condition of site characteristics such as parking, access, and landscaping. The zoning map silo1-1s the location and boundaries of each district while the zoning ordinance lists the uses and conditions of use for each type of district. In relation to the Comprehensive Plan, zoning is used to group compatible uses and exclude uses which would be incompatible with regard to appearance or type of activity conducted. Zoning may be used to maintain or enhance environmen- tal or aesthetic qualities of an area through requirements for open space, screens or buffer strips, and other site controls. SIGN ORDINANCE Sign control can be one of the most controversial and yet one of the most beneficial tools affecting the quality of urban development. Michigan law has traditionally been reluctant to control activities which affect the aesthetic values of a community and generally sign control has been related only to the - 102 - �■l ■-l .-, • •· • -i health and safety aspects of tne structure. Consequently, it is important that the sign ordinance be developed as a joint effort between the business community and the City as a measure to ensure its acceptance. The City's sign ordinance should address itself not only to the quantitative aspects of signage but also to qualitative aspects of material, mounting, illumination, and architectural compatibility • FUNDING Selective plan components require financial assistance if they are to be . .-1 11 1 .. "] •·11!1 realized. various State and Federal sources. • ] 11-j 1111 1 . .-_J 11 : .. •f! ·I ~ Such assistance may be generated locally or may be available from Proong these are: Michigan Small Cities Grant Program - the Michigan Small Cities Program, formerly the Community Development Block Grant Program under H.U.D., is a source of funds for projects involving housing rehabilitation, economic development, and public works. The program is admi- nistered by the Office of Community Development (Michigan Commerce Department) • , Land and Water Conservation Fund - financial assistance under the Land and Water Conservation Fund is available to Lowell for planning, acquiring, and developing a wide range of outdoor recreation areas and facilities. The program is administered by the Michigan Depart- ment of Natural Resources, and is financed via funds appropriated by the Federal Government. Grants support up to fifty percent of the cost of eligible projects such as land acquisition, swimming pools, golf courses, urban parks and playgrounds, nature interpretive areas, fishing piers, and boat launching ramps. - 103 - �f J; Jl '-l,: 111 Jl '911 .. ! 11: II; II II 11: ,1 fl • Tax Financing Authorities - the State has approved legislation providing communities such as Lowell with the opportunity to raise f~nds through various taxing authorities. These include the Downtown Development Authority (ODA) and the Tax Increment Finance Authority (TIFA). value. Monies are generated through taxes on "captured" assessed These funds are diverted to the authority for specific public purposes such as parking lots, street improvements, utilities, parks, and related municipal needs. HISTORIC PRESERVATION Several programs are available to the City, and private developers, for the preservation (rehabilitation) of historic properties. These include grants through the Michigan Small Cities Program and, more recently, through the Federal Emergency Jobs Bill Program. Another important preservat ion tool is the investment tax credit allowed for certified historic rehabilitation. Authorized by the Economic Recovery Tax Act of 1981 and the Tax Equity and Fiscal Responsibility Act of 1982, selected tax credits for rehabilitation are available to developers. Such credits are intended to help revitalize the economic prospects of old locations and prevent the decay and deterioration of distressed economic areas. The Historic Preservation Section of the Economic Recovery Act is administered by the Michigan History Division. CAPITAL IMPROVEMENTS PROGRAM The Capital Improvements Program (CIP) is a means of planning ahead for major ~ public construction and land acquisition activities. covers a period of 5 to 10 years. The program usually The typical CIP is 6 years with the first year being the capital improvement budget. - 104 - The program generally includes a �survey of the long range plans of various boards and departments of city government covering major planned projects along with their cost and priority. The city agency responsible then analyzes the projects, financing options, and interrelationships between projects. loped. Program. Finally, a project schedule is deve- Priority projects are then included in the Capital Improvement Other lower priority projects may be retained on what is referred to as the capital improvement schedule which may cover as long as 20 years. The Capital Improvement Program is useful not only to the City but also to private utilities, citizens, and investors. It allows agencies to coordinate their activities and provides the general public with a view of what may be expected in the future. - 105 - � 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 Lowell_Comprehensive-Plan_1984 Creator An entity primarily responsible for making the resource WBDC Date A point or period of time associated with an event in the lifecycle of the resource 1984-11 Title A name given to the resource City of Lowell Comprehensive Plan Description An account of the resource The City of Lowell Comprehensive Plan was prepared by WBDC and was published in November 1984. Subject The topic of the resource Comprehensive plan publications Lowell (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/5d206b909834c2690c29e1b6615f8c33.pdf 36f4087b41868da9437e361db397d5ac PDF Text Text ~ - - - -- - - - • Master Plan Leroy ·rownship, Ingham County, Michigan ~ • • McKenna Associates, Incorporated ---- �LEROY TOWNSHIP MASTER PLAN Prepared by the Leroy Township Planning Commission Ingham County, Michigan With Assistance From: McKenna Associates, Incorporated Community Planning ■ Urban Design 32605 West Twelve Mile Road, Suite 165 Farmington Hills, Michigan 48334 Adopted March 26, 1996 �ACKNOWLEDGMENTS Township Board Neil R. West, Supervisor Wilma J. Whitehead , Township Clerk Roberta M. Hamlin , Treasurer Gerald E. Alchin , Trustee Gary L. DePue, Trustee Planning Commission Gary DePue Leonard Eisele Earl Griffes David Hall Jacqueline Hall Gary O'Neil Township Administration Gary O'Neil, Building Inspector Township Attorney Brian Goodenough ; Foster, Swift, Collins & Smith , P.C. Planning Consultant McKenna Associates , Incorporated Leroy Township I -i- Master Plan �TABLE OF CONTENTS Title Page Acknowledgments Table of Contents List of Tables and Maps ii IV SURVEY AND ANALYSIS 1 Background Existing Land Use Population, Housing and Economy Circulation Environmental Concerns and Resources Recreation and Community Facilities GRAND RIVER AVE. CORRIDOR ANALYSIS & PLAN Introduction Inventory Analysis Future Land Use Corridor Development Guidelines 21 29 29 29 GOALS AND OBJECTIVES 31 Introduction Development of Goals and Objectives Statements Township-Wide Goals and Objectives TOWNSHIP-WIDE DEVELOPMENT GUIDELINES Land Use Environmental 31 31 31 36 36 37 - ii - -------- 20 23 24 27 Introduction Regional Patterns of Growth - 12 15 21 21 REGIONAL ANALYSIS Leroy Township 1 1 6 Master Plan �---------------------II I ~ -I • • • •II FUTURE LAND USE PLAN 41 Overview Future Land Use Categories 41 43 IMPLEMENTATION 49 I Implementation Strategies 49 II • Leroy Township - iii - Master Plan �II • • • • • LIST OF TABLES AND MAPS Table Number~ 1 Change in Number of Persons -- 1990 6 2 Age and Sex of Population - 1990 7 3 Number of Housing Units and Vacancies -- 1990 8 4 New Housing Construction Permits, 1990-1993 8 5 Occupation of Residents 9 6 Population and Housing Projections, 1980-2000 Map Number Title 10 ~ 1 Regional Location Map 2 2 Existing Conditions 3 3 Wetlands 16 4 Future Land Use and Circulation Plan 42 Leroy Township - iv - Master Plan �I I I l I I 'I l I SURVEY AND ANALYSIS BACKGROUND Located along the eastern border of Ingham County, Leroy Township is approximately 50 miles west of the Detroit metropolitan area , and 20 miles east of the City of Lansing. Interstate 1-96, which traverses east-west through the Township, makes Leroy Township easily accessible for those who work and live in the community. Two state highways, M-43 (Grand River Avenue) and M-52 (Perry/Stockbridge Road) also run through the Township, providing additional access to local and intra-county travelers. Leroy Township , wh ich surrounds the Village of Webberville, is approximately 34 square miles. The most prominent natural feature is the Red Cedar River. The Regional Location Map on Page 2, illustrates Leroy Township in relation to surrounding communities. EXISTING LAND USE A fundamental step in preparing a community master plan is to analyze existing land use patterns . This analysis not only identifies what and where particular uses have occurred , it also provides insight as to where future development might occur and where conflicts may exist or develop. The Existing Conditions Map on Page 3, presents a generalized picture of existing land uses in the Township. A discussion of the land uses corresponding to the map is detailed below. l AGRICULTURAL I The predominant land use in Leroy Township is farming . Although portions of agricultural land has been gradually split and developed for single-family residential uses, it remains an important land use and occupation in the Township. l I The largest agricultural parcels are generally located in the southern part of the Township . These parcels range in size from 40 acres to over 500 acres, with the average being approximately 180 acres. The land in Leroy Township is particularly well-suited to agricultural uses: there is little topographic variation , little standing water, and relatively few low areas or wetlands. As a result, most of the land in the Township has been cleared of trees to allow for agricultural activity. These characteristics make the Township less susceptible to subdivision development or other more intensive residential development pressures . The Farmland and Open Space Preservation Act, Public Act 116 of 1974, is widely used in Leroy Township. This Act is designed to lessen some pressures to develop through the establishment of Agricultural Districts. Leroy Township - 1- Master Plan �• • • • • • • • • • • • c.., BASE MN> SOURCE: North American Road Atlas MAP 1 REGIONAL LOCATION LEROY TOWNSHIP INGHAM COUNTY ■ MICHIGAN 10/~ McKenna Associates, Incorporated Community Planning • Urban Deslr, n Farmington HIiis, Michigan ffi i 33 MILES MILES I �■ ■ • • n 'Ir ~ : ~ Cl ■ ■ Cl •• II JI ~~ 1 -·~--- ~1;-·-11·---r---~ i :/ ....... ~ ~- ~ - ■ -::::.:-1;. - ~ It: ~~ r·1 - I j •• ,,. ~.~f~~- I _:'( -'~ f~ _:-_-:- ·'.=--::__:·-=-~~~.. (% =:! ?: ·; ; ~ - II ¼ -- --~•:::iii: .--...:... ..... ,.: .. C .. I TWP. --~ a (1 :-,.._ 11,, -.. _ • Lt,r:f --·- ~ ~nrc~~'"':''TI ❖ ----- 1,,t ·:""'][ ' if,,?, •:;r ----- - N i·~ .f; ttlf~ ~~ ~.~, ,- ___ ~ __ ·v.~'"'~\ ·· ~~.;;-.,;.1c,;. r - -=eusrr.. lb:;,,,,=- ,c;tef, :;:;: ·,'. ~ffl~;.•g,-:::.,i:;;,,;;~r, - .. _'! i ~ •:jl '"'.'"' • ·- .'"'- -~-::.: ~ ll: ~~" 'f':J: ,,. '.-'~'/\•:?,::./,:._~ ,, •:.... •• : ~If{ ·-~,,..·.: - --- ,;:~ ....... :!I: ~:2,c~.::i~d!r ~ ~ .J .J d • (' -/NTERSTATE-98 ~ 11/., Ii · 1~--- l ) GRAND RfVE, ' ,~ ~i=imsri ----==.. .-~ .. -c-t- ·· -· ~--- ~ r- ~ . .~ µ . ·, J{\ ;/ ~t❖c❖• • • • • • • • ::• •;, •;,• ;, :• ;I ~.·········· i ~ii!!!! 'I ~ ······.·.eu :::::3 rI ■J IJ "",,.. ::iii! I HOLT :::::~ I I{~ ''II '-·--cF.t,n)~:{:=:::::f~ I - ~~! :H ·.!·•· I 't ! libCI INTERS7:4TE-96 I • ~ HC lff ).. + ~ ::Z•:•:•: "(} l { '·· C) f i fl: :I :~:~ ::~: ff : ! tr ~? i ~~ ~~' - ~ r · ,. ~, ,z d I :I ~ I ~ ~ __J~rl ~I ,,, I.J ~ s;: :;.i 3() ::.o :. ' ~ - OCFiWS' -~-.- .. ~ ·::c--=-- l -, X ~?,5 L. i ~ ~ :::.~, +-=- /'\ - · 1 ~A .. ~-~~:,!~---"' . l , s ~ ::J ., c: lfl: ~-.• ~")• j :~: ~ liJ -,' ·,.. 1134 .,/._• 3: 3(: 1 ~ I : ..I :> 0 •) ··, (Dot.Ht . z ~ " (I) HOWELL ~ ~ ~ I WHITE I [:!:!:i:!:!:!:!:i:i:!:] OAK TWP SOU'ICE: The Detroit Edison Company, Nowmber, 1991 SURVEY DATA: Field Survey. August. 1996 AGRICULTURAL/OPEN SPACE t:~\:~;··~:;·c;·;;: r.),_J t. , . .. t.'t ~· ~ RURAL RESIDENTIAL rm LOW DENSITY RESIDENTIAL MOBILE HOME PARK RECREATION GRAVEL PIT /MINE UTILITY STATION PRINCIPAL ARTERIAL - NEIGHBORHOOD COMMERCIAL ARTERIAL fiHmmm1 GENERAL COMMERCIAL COLLECTOR ~ \NDUSTR\AL E~Jj,ffl PUBLIC/QUASI PUBLIC PAVED LOCAL ROADS ••• ••• ·• · •• •• UNPAVED LOCAL ROADS EXISTING CONDITIONS LEROY TOWNSHIP INGHAM COUNTY McKonn11 Assoclato,, lncorpor111od Community Plannlno • Urbrln D011Qn Farmington HIiis, Mlchlo.1n ■ MAP2 MICHIGAN r--- • .,. t t �Under this program , owners of farmland receive a credit against their state income tax liability. In return for this credit, the State of Michigan receives the development rights to the property for a specified number of years, but not less than ten . For undeveloped , open land, the Act also allows an exemption of the development rights from ad valorem property taxation . According to records supplied by the Michigan Department of Natural Resources, approximately 9,460 acres are currently preserved as open space and agricultural land under Public Act 116. Assuming no new contracts or extensions to existing contracts are made, 4,035 acres of the Township's land area will be under contract until the year 2000 , 3,233 acres between years 2000 and 2010, and 2, 192 acres thereafter. These areas are located primarily to the south of 1-96. Due to recent state property tax reforms, there is speculation that the Farmland and Open Space Preservation Act will be eliminated. Regardless of whether Public Act 116 remains in existence, its importance to agricultural communities such as Leroy Township has greatly decreased. Incentives to maintain large tracts of agricultural land are dwindling . This could lead to pressure for residential development and radical change in the character of Leroy Township. RURAL RESIDENTIAL These areas include lands which have been split from larger agricultural parcels for large lot single-family residential development. Typical parcels range in size from 10 acres to 40 acres and are dispersed throughout the Township. Some concentrations of rural residential areas exist near the intersection of Meech and Holt Roads, along Webberville Road north of Pardee Road, on Allen Road between Webberville Road and Gramer Road and near the area where Grieb and Gramer Roads intersect. LOW DENSITY RESIDENTIAL These areas include lands which have been used for single-family residential development and are suburban in character. The density of such areas is typically one dwelling unit per acre. Most of the Township's low density residential areas are located along or adjacent to Grand River Avenue. However, there is a small subdivision south of Holt Road between Meech and Snedecker Roads. PUBLIC AND QUASI-PUBLIC Public and quasi-public land use in Leroy Township is limited to a sewage disposal facility in the Village of Webberville, a utility station, a cemetery, and a Michigan Department of Transportation maintenance facility . These uses occupy a very small portion of the land in the Township . The Township Hall is located within the Village of Webberville . Leroy Township -4- Master Plan �COMMERCIAL The need for commercial services is directly related to the population to be served. Most of the existing commercial uses are located along Grand River, in close proximity to the low density residential areas. They include Williamstown Township and the City of Williamston to the west, and the Village of Webberville . There are also neighborhood commercial businesses on the northwest corner of Vandorden and Wallace Roads next to the mobile home park, and at the northwest corner of Howell and Dietz Roads. As the population increases in size, the need for additional commercial uses will also increase. INDUSTRIAL There are a limited number of industrial land uses in the Township. There are two small industrial sites on Grand River Avenue and a gravel mining operation on the southeast corner of Dietz and Dennis Roads. WATER Surface water comprises a small portion of the total land area in Leroy Township . The Red Cedar River, which runs through the northern portion of the Township is the most prominent water feature . There are two small ponds located near the gravel pits on Dennis and Dietz Roads. Dietz, Doan and Kalamink Creeks are also located in the Township . VACANT The Township's vacant land is largely comprised of former agricultural tracts , which have not been recently cultivated , along with wetlands , rock outcrops or other nonproductive areas. These vacant tracts of land are not differentiated from the agricultural land uses on the Existing Conditions Map. RECREATION There is a forty-eight acre golf course located north of Pardee Road between Webberville Road and Gramer Road , and a YMCA camp located north of Grand River Avenue to the west of Dietz Road . Most recreation facilities are located within the Village of Webberville and are provided at the Webberville High School. Leroy Township I -5- Master Plan �POPULATION, HOUSING AND ECONOMY The purpose of this section of the Master Plan is to identify present and future trends in the population , housing and economy of Leroy Township and to determine future needs. The 1980 and 1990 U.S. Census reports are the primary sources of information for this profile. The census data provided for Leroy Township includes the Village of Webberville which is located in the north section of the Township. The Village of Webberville, is not expected to experience substantial residential growth because it is an established , fully-developed community. As a result, the use of census data combining both Leroy Township and Webberville should not skew the findings of the profile presented below. CURRENT POPULATION According to the U.S. Bureau of the Census, Leroy Township experienced an increase in population from 3,379 in 1980 to 3,861 in 1990; an increase of 182 people. The average population increase for the communities surveyed for this profile was 5.22 percent. As illustrated in Table 1, the population increase in Leroy Township was just above the average. All but one of the surrounding communities experienced a population increase significantly above the 0.4% average increase for the State of Michigan . Table 1 CHANGE IN NUMBER OF PERSONS 1980-1990 LEROY TOWNSHIP AND ADJACENT TOWNSHIPS Community 1980 19903 Williamstown Township 3,972 1 4,285 7.88% Wheatfield Township 1,523 1 1,571 3.15% Handy Township 2,392 1 2,840 18.73 Locke Town ship 1,456 1 1,521 4.46% White Oak Township 1, 1702 1,074 -8 .21 % Leroy Township 3,379 2 3,561 5.39% 0 /p Ch~nge Source: 1 1986 Leroy Township Master Plan, 2 U.S. Department of Commerce, Bureau of the Census, 1980, 3 U.S. Department of Commerce, Bureau of the Census. 1990 Leroy Township -6- Master Plan �AGE GROUPS Table 2 consists of an age/sex profile for Leroy Township . Roughly 35 percent of the population is under 21 while 8 percent is over 65. The median age in the Township is younger than that of the State of Michigan as a whole. Overall , Leroy Township is a community comprised mostly of families with school-aged children . Table 2 AGE AND SEX OF POPULATION 1990 LEROY TOWNSHIP, INGHAM COUNTY Male Female Age Number Percent Number PerQent Under 5 years 172 9.64% 142 7.99% 5-13 years 297 16.64% 281 15.81% 14-20 years 184 10.31% 187 10.52% 21-44 years 729 40 .86% 744 41 .86% 45-54 years 171 9.58% 159 8.94% 55-59 years 27 1.51% 40 2.25% 60-64 years 68 3.81% 63 3.54% 65+ years 137 7.67% 162 9.11% 1784 100.00% 1777 100.00% Total Total Population Median Age 3561 persons 29.2 years Source: U.S. Department of Commerce, Bureau of the Census, 1990 NUMBER OF HOUSING UNITS AND VACANCY RA TE Table 3 illustrates the number of housing units and vacancies for Leroy Township. Eightythree percent of the total dwelling units were owner-occupied in 1990, while 13.6% of the total units were renter-occupied. There were 40 vacant units, which are units in which no one is living at the time of the census. A vacant unit may also be one that is occupied entirely by persons who have a primary residence elsewhere or a new unit not yet occupied , if construction has reached a point where all windows and doors have been installed. Leroy Township - 7- Master Plan �Table 3 NUMBER OF HOUSING UNITS AND VACANCIES 1990 LEROY TOWNSHIP, INGHAM COUNTY 1filK! % Qf Tot~I Total Units 1249 100.00% Owner-Occupied 1038 83.1% Renter-Occupied 171 13.6% 40 3.3% Vacant Units Source: U.S. Department of Commerce, Bureau of the Census, 1990 RESIDENTIAL BUILDING PERMITS Table 4 details new housing construction in Leroy Township . Since the last census was taken in 1990, an average of 16.4 new houses have been built each year. If this recent rate of construction continues, 82 new homes will be built by the year 2000. Table 4 NEW HOUSING CONSTRUCTION PERMITS 1990-94 LEROY TOWNSHIP, INGHAM COUNTY Year New Construction Permits 1990 18 1991 13 1992 19 1993 Source: Leroy Township 18 1994 14 ECONOMIC CHARACTERISTICS Leroy Township is primarily a farming community, but the employment centers of Lansing , Brighton, Ann Arbor, and the Detroit Metropolitan Area also offer employment opportunities to Township residents. Leroy Township -8- Master Plan �Table 5 identifies the occupational breakdown of the labor force in the Township . Leroy Township has a markedly different labor force composition as compared to Ingham County overall. Leroy Township has a lower percentage of professional workers including executive , managerial , technical, sales and administrative workers. Leroy Township also has a greater percentage of skilled workers, laborers, farmers and operators than does Ingham County as a whole. ~ ~ ~ ~ Table 5 1990 OCCUPATION OF RESIDENTS LEROY TOWNSHIP, INGHAM COUNTY ~ Ingham QQunty Diff~r~nce Executive/Administrative/ Managerial 5.02% 12.26% -7 .24% Professional Specialty 9.20% 17.39% -8.19% Technicians and Related Support 2.75% 4.41% -1 .66% Sales 9.08% 11 .23% -2.15% 14.81% 17.90% -3 .09% Private Household 0.12% 0.38% -0.26% Protective Service 1.55% 1.93% -0 .38% 12.72% 13.69% 0.97% 4.90% 1.37% 3.53% Precision Production/ Craft Repair 16.97% 7.83% 9.14% Operators/Assemblers/ Inspectors 11 .77% 5.34% 6.43% Transportation 6.57% 2.94% 3.63% Handlers/Cleaners/ Helpers/Laborers 4.54% 3.33% 1.21% Occupation Administrative Support Service, Except Protective and Household Farming/Forestry/Fishing Source: U.S. Department of Commerce, Bureau of the Census, 1990 POPULATION PROJECTIONS The projection of population for a community over an extended period of time is subject to many variables, such as national population trends , migration and the regional economy. Leroy Township -9- Master Plan �The most significant factor affecting local population growth or decline is the availability of employment. Assuming local employment trends continue, the employment centers serving Leroy Township will at best remain similar to the employment patterns of the last ten years. Due to the large percentage of farmland in the Township protected from development by Public Act 116 and the national trend toward smaller family and household sizes, Leroy Township's population not likely to grow at a rapid pace. It should , however, continue to see steady growth attributable to suburbanization from the Lansing area. Each of the methods of population projection are based upon assumptions. The following table shows the results of several methods used to project Leroy Township's population at ten year intervals through the year 2010 . Table 6 POPULATION PROJECTIONS 1990-2010 LEROY TOWNSHIP, INGHAM COUNTY Method of Projection Year Straight Line Projection (a) 1990 3,561 2000 3,743 2010 3,925 1990 3,561 2000 3,684 2010 3,753 1990 3,561 2000 3,753 2010 3,955 Tri-County Projection (b) Geometric Projection (c) (a) (b) (c) Population based on nominal population decline which occurred between 1980-1990 based on Tri-County Regional Planning Commission's Population Forecast; number of persons per household based on projections by the Southeast Michigan Council of Governments projections for Handy Township, which is directly east of Leroy Township. based on percentage rate of population change from 1980-1990 Leroy Township - 10 - Master Plan �If the average number of new houses (16.4 per year) constructed in the Township (as shown in Table 6) were to continue, and if the number of persons per household continued to decrease slightly in accordance with recent trends, population would be projected at 3,738 by 2010. This is 4.76% lower than the Straight line projection , 5.5% lower than the Geometric projections and 0.4% lower than the Tri-County Projection. The above projections were calculated to illustrate possible future population patterns in Leroy Township. However, the future population of Leroy Township will be determined, in part, by the goals and objectives of the master plan , the resources and constraints of the land including the areas of Leroy Township that are suitable for development. The decisions made by Leroy Township regarding water and sewer, transportation improvements, zoning controls and subdivision regulations, will ultimately restrict or promote the intensity and amount of growth in Leroy Township. Leroy Township - 11 - Master Plan �CIRCULATION OVERVIEW OF TRANSPORTATION SYSTEMS Land uses and transportation systems function interdependently. More intensive land uses require a higher level of circulation service; lower intensity land uses require a lower level of circulation service. A minimum level of service is expected for all land uses and must be maintained . The transportation system in Leroy Township includes an interstate highway (1-96), two state highways (M-43 and M-52), and the C & 0 Railroad which runs parallel to and south of Grand River Avenue . There is no public transit, nor are there any sizeable bridges in Leroy Township , although there are many culverts over creeks and drains. ROAD NETWORK The existing transportation network of Leroy Township consists primarily of roads under the jurisdiction of the Ingham County Road Commission . Of the 66 .97 miles of County roadways , 22.30 miles are classified as primary roads and are paved . Primary roads in Leroy Township consist of: (north-south roads) Dietz Road ; Webberville Road ; Elm Road between Holt Road and Grand River Avenue ; Gramer Road between Grand River Avenue and Allen Road ; (east-west roads) Howell Road ; Holt Road ; Allen ; Grand River Avenue (M43) from Perry (M-52) to Elm Roads, and Grand River between Gramer and Wallace Roads. The remaining 44 .67 miles of Ingham County roads are classified as secondary county roads of which nearly sixty percent are paved . Two state highways, M-43 and M52 , traverse the Township . Leroy Township has three private roads serving as access to residential lots. Two of the three private roads are paved . The private roads , all roughly one-quarter (1/4) mile in length, are Bowman Road , Elm Road Court (located partially in the Township with three homes along it) and an unpaved road located on the south side of Holt Road between Dietz and Stockbridge Roads. Private roads within the Township represent a small portion of all roadways in the Township. Nevertheless, private roads can be problematic due to the lack of proper maintenance. Since private roads are often unpaved , road cond itions can become poor in winter and spring, making access for emergency vehicles difficult. The Township has taken measures in the past to control the number of private roads . If private roads are permitted , the Township should consider requiring all private roads to meet County road standards or other appropriate standards to protect public safety, and require a maintenance agreement which can be enforced by the Township if needed . TOWNSHIP ROAD IMPROVEMENTS The basic source of revenue for road maintenance and improvement is the State-collected gas and weight tax. These taxes and fees are paid by motorists as part of the cost for gasoline and diesel fuel , and through vehicle registrations with the Secretary of State. Leroy Township - 12 - Master Plan �The Betterment Programs in Ingham County are 50 percent financed by Ingham County contributions of gas and weight tax funding . Betterment Program improvements are typically resurfaciny projects that occur on an as-needed basis . Leroy Township or property owners in Leroy Township, in coordination with the Ingham County Road Commission , may also initiate special assessment districts for subdivision street improvements or vote a road improvement tax levy. FUNCTIONAL CLASSIFICATION OF ROADS Regional planning agencies and transportation agencies use standards set forth in the Highway Classification Reference Manual (U .S. Department of Transportation , Federal Highway Administration , 1989), which follow the guidelines of the Federal-Aid Highway Act of 1973 and the lntermodal Surface Transportation Efficiency Act of 1991 (ISTEA) . The manual outlines a functional classification of streets for rural areas, small urban areas and urbanizing areas. Road classifications identify the type and volume of traffic that are appropriate for each segment of the road network. The classifications establish expectations among residents, Township officials, and transportation engineers concerning the operational characteristics of each road . The Existing Conditions Map shows the functional classification system as applied by the Michigan Department of Transportation to Leroy Township roads. Leroy Township falls into the rural area system, with components defined as follows : Rural Arterials: Leroy Township has two rural minor arterial highways, M-52 and M-43. Interstate 1-96, which runs east-west through the Township , may be classified as a principal arterial. The rural arterial road system should form a transportation network having the following characteristics: ■ Link cities and large towns and form an integrated network. Minor arterials provide intrastate and intercounty service. ■ Be spaced at such intervals, consistent with population density, so that all developed areas of the state are within a reasonable distance of an arterial highway. ■ Provide (because of the two characteristics defined immediately above) service to corridors with trip lengths and travel densities greater than those predominantly served by rural collector or local systems. Rural arterials therefore constitute routes whose design should be expected to provide for relatively high overall travel speeds, with minimum interference to through-movement. ■ Are eligible for federal aid . Leroy Township - 13 - Master Plan �Rural Collectors: The rural collector routes generally serve intra-county rather than statewide destinations and constitute those routes on which (regardless of traffic volume) predominant travel distances are shorter than on arterial routes. Consequently, more moderate speeds may be typical. Minor Collector Roads. These routes should : (1) be spaced at intervals consistent with population density, collect traffic from local roads and bring all developed areas within a reasonable distance of a collector road; (2) provide service to the remaining smaller communities; and (3) link the locally important traffic generators with their rural hinterland. I I I JI I I I I • • • • Minor collectors in Leroy Township include: (north-south roads) Dietz Road from Howell Road to Grand River Avenue; Elm Road from Grand River Avenue to Holt Road; Gramer Road from Grand River Avenue to Allen Road; (east-west roads) Howell Road; and Holt Road from Meech Road to Elm Road. Rural Local Roads: The rural local road system should have the following characteristics: (1) serve primarily to provide access to adjacent land; and (2) provide service to travel over relatively short distances as compared to collectors or other higher systems . Local roads constitute the rural mileage not classified as part of the arterial or collector systems. CIRCULATION PATTERNS Overall, the road system in Leroy Township is quite good and characterized by nonwinding and well-maintained roads. M-52 (Stockbridge/Perry) and Dietz Road are fully paved and run continuously through the Township. KaneM/allace Road and Meech Road also run continuously in a north and south direction through Leroy Township but are not fully paved . Grand River Avenue and Howell Roads are fully paved and run continuously through the Township. Dennis Road is the only road (other than 1-96) that runs continuously through the Township but is not paved west of Snedecker Road and east of House Road. The relatively regular and straight road patterns of Leroy Township provide good accessibility to all portions of the Township. Furthermore, Interstate 1-96 provides easy and quick access to the Township from surrounding metropolitan areas. Circulation patterns pose no substantial restrictions to development or growth in the Township. The current agricultural and limited residential land uses in the Township do not generate large amounts of traffic on the Township's roads. Some of the industrial uses, especially the gravel mine on Dietz Road to the south of Dennis Road , are traffic generators which require adequate access on roads able to carry large weight amounts . Leroy Township - 14 - Master Plan �ENVIRONMENTAL CONCERNS AND RESOURCES The natural features of the Township, such as hills, lakes, rivers, soils , and woodlands are an important resource to the community. Some value their aesthetic qualities and importance to human survival as reasons for preservation, while others view them as an obstacle to development. From any perspective, sound planning should examine the differences in the natural environment across the landscape of the Township to ensure that land uses are compatible with, and preserve and protect available natural resources . In considering the natural environment in the planning process, suitability of the land to accommodate development and improvements is reviewed . Data on natural features was assessed based on maps and surveys and described in terms of capability and suitability for development. The community's needs, presented through evaluation of existing land uses and local goals and objectives, are then used to generate the Future Land Use and Circulation Plan. For survey and analysis purposes, the environment of Leroy Township is divided into the following natural systems: woodlands, wetlands, topography, surface water, ground water, agricultural land, drainage patterns and soils. TOPOGRAPHY The topography in Leroy Township consists of a combination of nearly level to gently rolling land (elevations range from 890 feet to 960 feet). The areas with more noticeable changes in topography are generally located along Dietz, Doan , and Kalamink Creeks . VEGETATION/WOODLANDS • • • • • • • • When Ingham County was established in the mid-nineteenth century, logging was its primary industry. In addition, agriculture was a major part of the economy. As a result, the Township, along with most of Ingham County, has few woodlands . Areas of upland hardwood trees are found in Sections 15, 21 , and 33 and scattered throughout the Township. Woodlands are generally found in areas that are wet or unsuitable for agricultural use. Trees are an important element in creating and maintaining the rural appearance and character of Leroy Township and should be protected . WETLANDS Leroy Township has scattered wetland-marsh areas which retain large amounts of water and release it slowly. The Wetlands Map on Page 17 indicates that most of the wetlandmarsh areas are located along the eastern border of the Township and the northern area of the Township along Grand River Avenue. Sections 19, 21 and 28 also have a slight concentration of wetland-marsh areas . These areas are characterized by wet, muck-type soil conditions and can be identified by the cattails which grow there . Leroy Township - 15 - Master Plan �--~--~~ =a II 1/1 ~ if~ ~ / ~, ' '//, + . ~ 31 -- - aw ■ ~ ~ 'm'k/ %"¼ ~~- ~ t 33 ~ I 34 ~36p"'~ ~ ,, ~ /J ~ -r✓ ~ ~ ~ + ... •JJ ,d~~ ~--~'%- ~,- <h~ h ~ ~ ~ ,, ½ ·' /#/1 ~ -1/~ 17 ~ 46 0 ~/, r- ~ ~ . ~/ · , ,,,,, 2~ Y ~ 24 J r· f?19 I t-[ a ~ 26 ' . 29 ~ . 7 ,\ I • - 7 ~ .,. 26 ~ 32 ff✓- :; ' ~ ;, ;,, ~ ~~ .('t· t: . . -~1·:· ff/"-$, i 1 J, ., , ' 30 *- ' ,,~,J, ' ~ m w. .. ~ z-,, ~ 1., ' 24 23 ~ ~ ·. ·, 35 A! I ✓/4 -/; /, ? 20 ///-f. ~ 3 34 /I~ % • I .. T3NJR2E . 35 "• BASE MAP SOURCE: DNR / miris, January, 1990 [VA SHRUB, EMERGENT, AQUATIC BED (612,621,622,623) 9A LOWLAND HARDWOOD (414,611) WETLANDS MAP3 LEROY TOWNSHIP INGHAM COUNTY • MICHIGAN .. 0 McKonnn A5•oclnlo !I . lnco,po rnrod Comrnunhy PlnnnlrlQ • U1b.'\n Oo:il{Jn Formlno1on HUi s. M lch l(Jlln lII J �However, there are instances where wetland areas appear "high and dry", and the normal visual signs of wetland are not present. The US Soil Conservation Service, and the Michigan Department of Natural Resources have mapped the Township's wetlands (Township Wetlands Map). Wetlands are an important resource for groundwater recharge and are protected under the Goemaere-Anderson Wetlands Protection Act. Development proposals in such areas should be evaluated thoroughly to ensure proper compliance with state wetland protection laws. SURFACE WATERS Leroy Township has relatively limited amounts of surface waters. There are two small ponds near the gravel pit in the area of Dietz and Dennis Roads. The Red Cedar River, Dietz Creek, Doan Creek, Kalamink Creek and several drains are scattered around the Township. I t Lakes and ponds are generally considered inland depressions, constantly filled with water which form a part of a larger drainage basin . The lakes are supplied by ground water sources and exhibit regular inflow and outflow patterns . Ponds often result from the side effects of small dams, spillways or other impoundments. Rivers, streams and small channels on the other hand , collect at the low points of a flow system . SOILS AND GROUNDWATER I I I l I I I I I I The soils in Leroy Township , as defined by the Soil Conservation Service of the United States Department of Agriculture, fall into four categories: - Capac-Marlette-Colwood association, one of two predominate soil types found throughout the central portions of the Township , is characterized as nearly level and undulating, well drained to very poorly drained loamy soils. - Marlette-Capac-Owosso association , one of two predominate soil types found in the northern and central areas of the Township , is characterized as nearly level to rolling , well-drained to somewhat poorly drained loamy soils. - Houghton-Palms-Edwards association found near the eastern boundary of the Township is characterized as nearly level, very poorly drained muck soils. - Marlette-Oshtemo-Capac association, found generally along the Kalamink Creek area is characterized as nearly level to steep, well drained to somewhat poorly drained loamy and sandy soils. Leroy Townsh ip - 17 - Master Plan �Soil Suitability In many areas of the Township , the soils have good potential for farmland and poor potential for non-farm uses. The Capac-Marlette-Colwood and Marlette-Capac-Owosso associations in particular provide high crop yields, most notably for corn . However, these soils have a seasonal high water table, which limits other types of development. The Houghton-Palms-Edwards association is well-suited for specialty crops such as lettuce, mint, onions, and potatoes. Undrained marshes and swamps in this association provide a habitat for many species of wildlife and are good as nature study areas . The Marlette-Oshtemo-Capac association, along the Kalamink Creek, is particularly wellsuited for parks and extensive recreation. Groundwater Leroy Township depends entirely on groundwater as its source of water for drinking and agricultural use. Contamination of this precious resource can happen through non-point sources of pollution from chemicals and activities associated with commerce, industry and farming . Groundwater protection must address the operational features of land uses. Groundwater contamination is most frequently the result of leaking septic systems, improper floor drains, improper storage of hazardous substances, leaking underground storage tanks , above ground spills, overfilling of tanks, condensation from air emissions, and improper waste disposal. Many of these avenues of contamination can be addressed in site plan review. The Zoning Ordinance must be revised to requ ire full disclosure (locations of tanks, floor drains and connections, etc.) and to require the best available technology to alleviate potential impact. AG RIC ULTURAL LAND Agricultural production has played a key role in the development of Leroy Township and contributes to the rural character and identity of the community. The preservation of agricultural land provides environmental, aesthetic, recreational and historic benefits to the community. Open farmland also assists in the replenishment and maintenance of groundwater supplies. Leroy Township has always been a predominantly agricultural community. The overall trend in the state is toward fewer acres in agricultural production . The effects of land speculation , increasing property values and taxes, and rural/urban conflicts tend to diminish active agriculture. As mentioned earlier in this plan, the Michigan Farmland and Open Space Preservation Act, (Act 116, P.A. of 1974) is designed to lessen some of these pressures . 'l Leroy Township - 18 - Master Plan �FLOODPLAINS The Federal Emergency Management Agency has not recently generated floodplain maps for Leroy Township. The northern portion of the Township, especially around the Red Cedar River is most heavily affected by the presence of floodplains. Floodplain area generally exist along the Dietz, Doan and Kalamink Creeks. In addition to the possibility of damage due to flooding, development in floodplains is undesirable because floodplains are important natural features which allow groundwater recharge and often are wildlife habitats. Leroy Township - 19 - Master Plan �I I I RECREATION AND COMMUNITY FACILITIES EXISTING RECREATION FACILITIES There is a 48 acre golf course north of Pardee Road between Webberville and Gramer Roads. There is also a 52 acre YMCA day camp located on the north side of Grand River Avenue between Dietz Road and the Chula Vista subdivision . This seasonal (open from April to October) day camp, also provides canoe rentals to residents in the surrounding area. Most of the Township's recreation needs are met through facilities provided at the Webberville High School. The site, which is approximately 40 acres, has a football field , a soccer field , two tennis courts (not completed fenced around the perimeter) , four ball diamonds, and some playground equipment for young children at the adjacent elementary school. The Webberville School District recently purchased approximately 80 acres of adjacent land for future expansion purposes. The National Recreation and Parks Association recommends 8 acres per 1,000 residents for a community park and 10 acres per 1,000 residents for a regional park. Based on the projected 2010 population of up to 3,753, Township should provide a 30.4 acre community park and a 38 acre regional park. SCHOOLS Leroy Township is included in three public school districts. Most of the Township (the eastern half) is part of the Webberville School District. The northwest area of the Township is part of the Williamston School District, while the southwestern area is part of the Dansville School District. There are no school buildings located within the Township . The presence of three different school districts can lead to people identifying themselves as part of the community in which their children go to school. School District boundaries are somewhat reflective of the subtle changes in character within the Township. Changes in the educational quality in Webberville Schools would most greatly impact the Township since most of the Township is included in this District. EMERGENCY SERVICES The Township has a volunteer fire department with nineteen fire fighters . The Williamston Fire Department provides supplemental emergency services if necessary. The Williamston Fire and Ambulance Service provides all ambulance service to the Township. General police protection is provided by the Ingham County Sheriff, although the two state highways, M-36 and M-52 are patrolled by the state. TOWNSHIP HALL Leroy Township Hall is located on W . Walnut Road within the Village of Webberville. The structure was recently built in 1987 after the previous Township Hall was destroyed by fire . The building contains a Boardroom, two offices , a main reception area , small kitchen, a storage area , and Township Fire Department facilities . Leroy Township - 20 - Master Plan �GRAND RIVER AVENUE CORRIDOR ANALYSIS AND PLAN INTRODUCTION More than any other part of the Township, the Grand River Avenue Corridor will convey the quality of the Township's planning efforts. With the exception of 1-96, most of the east-west traffic that passes through the Township does so along Grand River Avenue. In addition, most of the commercial-industrial development in Leroy Township has located in this corridor. ( ' I I I I I I I I I I Since a large amount of industrial and potential commercial land adjacent to the 1-96 interchange has been annexed by the Village of Webberville, it is important for Leroy Township to identify its own areas for future industrial and/or commercial districts. If such areas are to be designated, they must be located on a major thoroughfare for good visibility and access. They must also be located so there will not be negative impacts on adjacent residential or agricultural land uses. The two possible locations include Grand River Ave . or land next to the 1-96 interchange. In recent years, the Township has approved a series of commercial and industrial rezonings along Grand River Ave.; indicating demand for areas that are zoned for such uses. The Township is in need of direction so that future land use requests can be evaluated in light of a comprehensive strategy for development. It is for these reasons that this section of the Master Plan takes a more detailed review of this area and presents findings for incorporation into the Future Land Use Plan . INVENTORY EXISTING LAND USE The existing land use analysis revealed that frontage on the Grand River Corridor is predominantly agriculture or open space, with single-family residential and various forms of commercial and public uses interspersed (Existing Conditions Map) . The residential development is concentrated primarily near the western boundary of the Township on the northern side of Grand River Avenue. Housing construction has been in the form of both subdivisions and individual lots directly fronting Grand River Avenue. Since this area of Leroy Township is adjacent to Williamstown Township, it is assumed that the new residential development is a spillover from that community. There are also a number of commercial businesses scattered along Grand River Avenue outside the Village of Webberville. The largest concentration can be found on the south side of Grand River Ave . opposite the Dietz Road and Perry Road (M-52) intersections. Leroy Township - 21 - Master Plan �' ' 'I I I I I I I I I I I I I I I I They consist primarily of heavy commercial uses such as a commercial greenhouse, auto and truck repair, auto body repair, asphalt paving, a natural gas regulator site, and a self storage facility. An MOOT maintenance facility is also located on the northeast corner of Grand River ave. and Perry Road . An animal clinic and farm equipment sales facility can be found farther to the west while a propane tank facility and construction company building are located to the east of Webberville. ZONING The majority of land fronting Grand River Ave. is zoned R-A, Residential Agricultural with a minimum lot area requirement of one acre. The uses permitted by right include singlefamily residential dwellings and various farming/agricultural activities . A variety of smaller zoning districts also front Grand River Ave. including agricultural, low-density residential, commercial and industrial districts. The industrial and commercial zoning districts were located primarily through rezoning approvals based upon demand for those uses. Cl RC ULA TION 24-hour traffic volume data was available for two locations along the Grand River Ave. Corridor: on Grand River Ave . to the east of the Perry Road (M-52) intersection and on Perry Road just to the north of Grand River Ave. With some annual fluctuation in volumes, the Grand River Ave. location has shown a gradual increase in traffic while the Perry Road volumes have remained relatively constant. While the latest figures are from 1992, it is expected that these trends will continue. There should be a gradual increase in east-west traffic on Grand River Ave. and little or no change in north-south volumes on Perry Road. Based on a functional classification of roads , both Grand River Avenue and Perry Road are considered arterial roads and intended to handle larger volumes of traffic. The close connection to the 1-96 interchange will place even greater demand on Grand River Ave. as additional development moves into Leroy Township and neighboring communities . As a result, it will become increasingly important to have a coordinated land use program for the Grand River Ave. Corridor that considers the relationship between traffic volumes and land uses. ENVIRONMENTAL AND VISUAL CONDITIONS Wetlands are scattered throughout the corridor, with the largest areas fronting Grand River Ave. being located : at the western boundary of the Township on the south side of Grand River Ave.; to the west of Chula Vista Drive on the north and south side of Grand River Ave.; at the southwest corner of the Dietz Road intersection; at the northwest corner of the Perry Road intersection; on the south side of Grand River Ave. to the east of the Perry Road intersection; on the northeast corner of the Webberville Road intersection ; and on both sides of Grand River Ave. to the east of the Webberville boundary. Leroy Township - 22 - Master Plan �I I I I I I I I I I I I I I I I I I I With the exception of the southeast comer of the Dietz Road intersection, development has taken place outside these wetland areas. This trend should continue and the uses in and around the wetland areas must be sensitive to the potential impacts of development. Some, or all, of the wetland areas appear to be at least five acres in size and would be regulated by the Michigan Department of Natural Resources (MDNR) . Any proposed development in or abutting a wetland will be subject to MDNR review and require a wetland permit. Even with scattered commercial development, the Grand River Ave. Corridor still has a rural appearance. The area on the western edge of the Township is the only exception as residential development has made the north side of Grand River Ave. more suburban in nature. The south side is still agriculturally used as is the land between the western edge of Webberville and the MOOT facility at Perry Road . Most of the land from the eastern boundary of Webberville to the boundary with Handy Township is also vacant or agriculturally used . As lots are split and/or developed on Grand River Ave., the rural appearance of the corridor will change. Since this is the primary east-west road for local traffic through Leroy Township, a person's image of the community will be based in large part upon this corridor. It therefore becomes important to preserve as much of the natural character of the corridor as possible while ensuring a quality look to new development. ANALYSIS While somewhat scattered, the various land uses in the Grand River Ave. Corridor have tended to cluster together. Residential uses have located on the western edge of the Township and to the northwest of the Village of Webberville. Both of these areas are on the north side of Grand River Ave .; probably due to the presence of a railroad line on the south side, and parallel with, Grand River Ave. The heavy commercial uses have located on the south side of Grand River Ave. generally between the Perry Road and Dietz Road intersections. There has been no true industrial development in Leroy Township and the Webberville Industrial Park has just obtained its second tenant. With the exception of Christian's Greenhouse and Farm Equipment Sales on Grand River Avenue and neighborhood commercial uses on Vanorden Road and Howell Road , there are no true retail businesses in Leroy Township . All such uses are located in Webberville and Williamston . The land use patterns in the Grand River Ave. Corridor indicate the following trends : 1. The lack of sewer and water in Leroy Township and the presence of the Webberville Industrial Park has, and will continue to, discourage industrial uses from locating in Leroy Township . Leroy Township - 23 - Master Plan �i 2. Both use and cost restrictions for the Webberville Industrial Park have enticed heavy commercial uses to locate along the Grand River Ave. in Leroy Township . These uses tend to rely less on public sewer and water than industrial uses and can therefore be accommodated in the corridor. 3. Any future retail commercial uses are likely to locate adjacent to the 1-96 interchange. Since much of the undeveloped land around the interchange is in Leroy Township , appropriate land use planning and zoning measures are necessary. 4. A considerable amount of new residential development has occurred in the northwest corner of the Township recently. There is concern on the part of the community that the land uses surrounding this area remain compatible and do not intrude on the neighborhood . 5. While there has been little or no office development in the corridor, there may be a market for professional office uses on the western edge of the corridor. Williamston is fully developed along Grand River Ave. and there may be some spillover potential for Leroy Township . 6. While agricultural use of the land should be encouraged , frontage lots along Grand River Ave. will continue to be developed for commercial and residential uses. FUTURE LAND USE I l I I I I I I After a careful review of the above information with the Leroy Township Planning Commission and Township Board , a Future Land Use Plan was developed for the Grand River Avenue Corridor. This plan consists of the Future Land Use & Circulation Map and the following narrative. The findings presented here are incorporated into the Future Land Use Plan section of this Master Plan . CONCENTRATION OF USES One of the ways to ensure that the Grand River Ave. Corridor maintains its rural character is to concentrate similar uses together and separate conflicting uses, where possible, with areas of open space. It is especially important to ensure that the heavy commercial uses do not spread throughout the entire corridor. These businesses have the potential to negatively impact the residential and agricultural uses if allowed to locate randomly . WETLAND AREAS As mentioned above, there are a number of wetland areas that either front , or are located on lots that front, Grand River Avenue . Leroy Township - 24 - Master Plan �' 'I ' 'II I I I I I I I I I I I I I Retail-Commercial - The area identified under this category is on Stockbridge Road between 1-96 and Grand River Ave., opposite the Webberville Industrial Park, and to the south of the 1-96 interchange. It is intended to accommodate fast food and service retail uses that require the exposure and access provided by the 1-96 interchange. These uses may also require an extension of the public sewer and water service available in the Webberville Industrial Park. Land has already been developed for retail-commercial uses adjacent to 1-96 interchanges in neighboring communities. It is reasonable to expect that the same thing will happen to the Leroy Township interchange sometime in the future . The areas identified as retail-commercial are those most likely to be developed for such uses. Heavy Commercial - Several businesses identified as existing land uses in this section qualified as commercial uses but did not fit into an industrial land use category. They are , however, of a higher intensity than retail or general commercial uses. To accommodate these uses and provide for some expansion , a Heavy Commercial district is identified . Two locations have been designated for Heavy Commercial land uses. The first area is located along both sides of Grand River Avenue, east of Dietz Road to just east of Stockbridge Road . The other area is located along the east side of Perry Road , excluding the area near the Red Cedar River, which is designated for recreation land uses. The Heavy Commercial land use category is intended to accommodate uses such as auto/truck repair facilities , storage facilities , construction yards/offices and light manufacturing operations. The heavy commercial district is not intended to compete with the Webberville Industrial Park but instead will permit uses that do not fit into that location. Industrial - No locations for industrial uses are proposed in either the Grand River Avenue Corridor or elsewhere in Leroy Township. True industrial uses are best suited for the Webberville Industrial Park. Many of the uses currently classified as industrial uses in the Leroy Township Zoning Ordinance can be accommodated in the Heavy Commercial districts. Public and Quasi-Public - The only area designated for public and quasi-public uses is the MOOT maintenance facility near the Perry Road intersection . It is not anticipated that other areas will be needed under this land use category. Recreation - The area designated recreation to the east of Chula Vista Drive is the YMCA summer camp. This land is also the location of wetland and floodplain areas and is best suited for recreation activities. The area along the Red Cedar River and Doan Creek are also designated for recreational land uses. These areas are not currently used for recreation purposes, but future recreational uses may be possible as environmentally sensitive areas are set aside as open space as a condition of development approval for adjacent land. Leroy Township - 26 - Master Plan �II 'I ' 'I I I I I I I I I I I I I I CORRIDOR DEVELOPMENT GUIDELINES Equally important as the location of land uses, the development of individual sites must follow a set of guidelines that benefit both the applicant and the community. Development guidelines are intended to help improve the overall appearance of the corridor and minimize the impacts of new development on the road system . The guidelines presented here will assist the Township in developing specifir; standards for the Zoning Ordinance that can be utilized when reviewing site plans. • COMMERCIAL BUILDING SETBACKS Background: The Zoning Ordinance requires that the minimum front yard building setback that is "in accordance with the setback requirements of the 'Master Land Use Plan, Leroy Township, Ingham County, Michigan,' for the type of street upon which the lot principally fronts ." Guideline: Since a number of buildings have already been constructed in the corridor, it would be best to develop a maximum and minimum building setback for the Industrial and Commercial Districts. This will ensure consistency in building setbacks throughout the corridor and make it easier to provide vehicular access between sites. • PARKING & SITE CIRCULATION Background: The Zoning Ordinance currently permits off-street parking in the front setback area and has no provisions for shared access between sites. Guideline: Parking should be located in the rear yard for offices, and in the rear yard or side yard for commercial businesses. Parking should be permitted in the side setback area if such parking and access is coordinated with parking and access on the adjacent parcel. In the absence of such coordination, a minimum side yard parking setback of 10 feet should be required. Where the adjoining property is zoned or used for residential purposes, a 30 foot parking setback should be required on .the side and rear. The Zoning Ordinance should also provide the Township with the authority to require access easements to and from adjoining property on every site plan . Such easements are necessary for development of secondary access between sites. • SIGNS Background: The Zoning Ordinance currently permits one freestanding sign not to exceed 32 square feet in area or 26 feet in height. Wall signs are permitted but shall not exceed ten percent of the surface area of the building face to which it is attached. Leroy Township - 27 - Master Plan �II ' ' ' 'I I I I I I I I I I I I I I Guideline: While the use of wall signs is beneficial to the appearance of a commercial site, most businesses also request the use of a freestanding sign . The current maximum of 32 square feet may be too restrictive , especially in the Retail Commercial area . This can lead to a number of variance requests and circumvent the Ordinance . Separate standards should be developed for the Heavy Commercial and Retail Commercial areas; standards that encourage the use of ground (monument) signs. • LANDSCAPING Background: The Zoning Ordinance requires landscaping in both the Industrial and Commercial Districts but provides no specific standards. Guideline: A thorough set of landscaping requirements should be adopted as a part of the Zoning Ordinance. The landscape standards should address general site landscaping, landscaping adjacent to roads, greenbelts, greenbelts used for screening , berms, parking lot landscaping , irrigation, street trees, standards for landscape materials (size, quality), installation and maintenance of landscaping and credit for existing landscaping . Where a non-residential use abuts a residential district or use, a 30-foot wide (min .) greenbelt buffer should be required, which should be densely planted with evergreens and deciduous trees so as to form a complete visual barrier that is at least eight feet above ground within three years. • LIGHTING Background: The Zoning Ordinance requires that exterior lighting be deflected away from adjacent properties and so that it does not impede the vision of traffic along adjacent streets. Guideline: The appearance of an otherwise attractive commercial site can be destroyed by inappropriate lighting. Standards are needed that address fixture design , height, color-correction, intensity (maximum and minimum), and prohibited lighting (high pressure sodium, wallpacks). Leroy Township - 28 - Master Plan �I I I 'I I REGIONAL ANALYSIS INTRODUCTION Section 6 of the Township Planing Act (Michigan Public Act 168 of 1959) states in part that during preparation of the master plan the Planning Commission "shall consult, in respect to its planning , with representatives of adjacent townships; with the county planning commission , if any, with any representatives of incorporated municipalities within the Township ; and with the regional planning commission if any." In making these contacts, there are two important pieces of information that are sought: 1. ' 'I ' 'I I I -I I I I That are the patterns of growth in the region, and what growth pressures can the Township expect as a result of regional growth? This information is important because, by law, the Township must accommodate its regional fair share of growth, provided that there are locations in the Township where such growth can be appropriately located . 2. Is the land use proposed along Leroy Township's boundaries compatible with the existing and proposed land use in adjoining communities? Each of these issues are discussed below. REGIONAL PATTERNS OF GROWTH As presented in the population projections, Leroy Township is expected to grow by approximately 5% by the year 2010. Additionally, the communities surrounding the Township , with the exception of White Oak Township, have experienced a growth rate well above the state average. As suburbanization of the Lansing area and Livingston County continues to occur, it is anticipated that Leroy Township and the surrounding area will continue to experience a modest amount of growth. As the region continues to grow and develop, continuous evaluation of land uses along the Township's boundaries should be conducted to help plan for orderly development. The information provided below discusses growth and land uses in the Townships surrounding Leroy Township . WILLIAMSTOWN TOWNSHIP: Located northwest of Leroy Township, Williamstown Township's growth rate was twice that of Leroy Township over the past decade. This growth rate can partially be attributed to the recent high growth rate for the City of Williamston . Williamstown Township updated its Master Plan in 1992. Growth along the Grand River Avenue corridor is expected to continue eastward and is anticipated to have a significant impact on Leroy Township . Leroy Township - 29 - Master Plan �II -I ' 'I I I I I I I I I I I I I I The Williamstown Township Future Land Use plan designates mobile home park and single-family residential land uses along Grand River Avenue just east of the City of Williamston . The Grand River Corridor analysis discusses growth and land use trends in more depth . WHEATFIELD TOWNSHIP: Located to the west of Leroy Township , the rate of growth in Wheatfield Township has been slightly lower than for Leroy Township in recent years. Wheatfield Township adopted a new Master Plan within the past year. Future land uses along Wheatfield Township's eastern border, Meech Road , are designated for agricultural land uses. LOCKE TOWNSHIP: Located to the north of Leroy Township, the rate of growth in Locke Township has been slightly lower than for Leroy Township over the past decade. Locke Township does not have a Master Plan . The Township does have a Master Land Use map which was prepared in 1972 and is used as a guide for development. Locke Township is currently in the process of updating their Zoning Ordinance and preparing a Master Land Use Plan . Current land use patterns along the southern boundary of Locke Township include small single-family residential developments (2 dwelling units per acre) on the north side of Allen Road, and along Rowley Road near the City of Williamston . WHITE OAK TOWNSHIP: Located south of Leroy Township, White Oak Township is also a predominantly rural community with large tracts of prime agricultural land . In contrast to other surrounding communities, growth in White Oak Township has slowed over the past decade. White Oak Township, which revised its Master Plan within the past year, designates the northern area of the Township for predominately agricultural and rural residential land uses. There is a church located at the southeast corner of Dietz and Howell Roads, and a small area designated for local commercial land uses on the south side of Howell Road , between Dietz Road and Haywood Road . HANDY TOWNSHIP: Located in Livingston County to the east, Handy Township has experienced the highest growth rate of all the surrounding communities over the past decade. Livingston County, Brighton , Howell, and Fowlerville have also experienced high levels of growth over the past decade. Handy Township does have a Master Plan , which was adopted in the early 1980's. The current master plan , which is planned for revision within the next year, designates the area along its western border for agricultural land uses. CONCLUSION It does not appear that the current or future land use designations for surrounding communities present serious conflicts with Leroy Township . However, growth along the western portion of the Grand River Avenue corridor is anticipated to have the most significant impact on Leroy Township , and should be re-evaluated on a regular basis in the future . Leroy Township - 30 - Master Plan �-I -I I I I I I I I I I GOALS AND OBJECTIVES INTRODUCTION A primary purpose of the master plan is to give direction to the future use of land in a community. For the plan to work effectively, it must reflect the views of the people who live, work and own property there. This involves obtaining a consensus on a ide variety of issues and development of a common set of goals and policies. DEVELOPMENT OF GOALS & OBJECTIVES STATEMENTS Very early in the comprehensive planning process, the Planning Commission developed such a series of Township-wide goals. These are intended to not only direct future growth in Leroy, but also address those issues most important to residents of the Township. In addition, this set of goals gives the Planning Commission an agreed upon framework for the planning process to follow. Anyone reading the Master Plan can then be fully aware of the direction the master plan is taking. As the plan develops, however, there is a greater need to become more specific in how the various issues will be addressed. Objectives must be formulated that indicate how each of the goals will be attained . For example, a goal of the Township might be the preservation of open space, and the objective is to adopt cluster subdivision regulations. TOWNSHIP-WIDE GOALS AND OBJECTIVES The following is a list of goals and objectives regarding future growth in the Township of Leroy: GENERAL Goals • • I ' ' 'I To preserve the rural character, charm and positive image of Leroy . To provide for lower intensity growth in harmony with the preservation of the Township's natural landscape and agricultural tradition . Objectives • Land use activities which alter the existing make-up of the Township will be discouraged. Leroy Township - 31 - Master Plan �' 'I ' 'I • • • • • • • • HOUSING Goals • In areas of existing and future development, sensitivity must be shown to those things that make-up the character of the Township including the preservation of open space and maintenance of neighborhood amenities . Objectives • Concentrate residential development, not directly related to agricultural uses, north of Interstate 1-96. • Require that all new housing development plans include provisions for planting of street trees where feasible . • Accessory structures should be proportionate to the primary structure and lot in question. • Locate higher density residential developments in areas of existing higher density developments, such as near the Village of Webberville and along the Grand River Avenue corridor . COMMERCIAL Goals • Any new commercial growth should be directed to planned commercial districts designated on the future land use plan in an effort to provide for quality development. • The quality of existing commercial districts should be upgraded to attract higher quality business uses and improve the diversity of goods and services being offered . Objectives • New commercial districts should not be created or commercial uses allowed outside the planned commercial districts identified on the future land use plan . • Plans for expansion or alteration of existing commercial uses, and the establishment of new commercial uses must be reviewed by the Township to ensure quality site design. Leroy Township - 32 - Master Plan �I I I I -I I I I I I I I I -I I I I INDUSTRIAL Goals • Any future growth in light industry should be orderly and located where there will be no impact on adjacent uses. This would include a separation from businesses that are more commercial in nature. Objectives • All industrial land uses should be directed toward the Webberville Industrial Park where adequate infrastructure is available to accommodate said uses. AGRICULTURAL Goals • To protect agricultural areas of Leroy from the pressures of development and encourage the continued use of land for farming . • Ensure that the integrity of agricultural areas is maintained and that any adjacent development is sensitive to such uses. Objectives • Allowable uses in agriculturally zoned districts must be reviewed to ensure compatibility with farming activities and the preservation of rural landscapes. • A closer review of residentially used and agriculturally zoned land should take place and the Zoning Ordinance amended accordingly. RECREATIONAL Goals • Provide recreational opportunities for all age groups at locations that are accessible to residents throughout the Township. • Increase the number and variety of recreational activities that are offered to the residents of Leroy. • To provide recreation facilities that are safe , handicapped accessible and meet the Consumer Product Safety Commission Guidelines. Leroy Township - 33 - Master Plan �II II I • -I ' I I Objectives • A recreation plan should be prepared for the Township that will determine the recreation needs of residents , identify potential locations for recreation facilities and indicate possible sources of funding for property acquisition and/or improvements . • Areas located along the Red Cedar River and other watercourses should be maintained as passive or active recreation areas. CIRCULATION Goals • Maintain the good road system that currently exists and ensure that any new development proposals consider the impact of additional traffic on this system . • Implement a circulation system that will promote safe and efficient movement within and through the Township without destroying the character of the Township . Objectives • Access management standards should be developed and incorporated into the site plan review requirements of the Zoning Ordinance. • Private roads should be discouraged, while existing or future private roads should be required to meet County Road standards to protect public safety. ENVIRONMENTAL Goals • Protect significant woodlands , wetlands, floodways and scenic views by restricting development in areas exhibiting significant environmental sensitivity or a high level of character. Objectives • Adopt residential density standards which reflect the land's physical and environmental capability to support development. • Provisions should be included in the Zoning Ordinance to protect sensitive environmental features such as woodlands, wetlands, floodways and scenic views , while also preventing soil erosion in locations with steep slopes . • Provide for the protection of the Township's vital ground-water supplies from the dangers of pollution and mismanagement. Leroy Township - 34 - Master Plan �• •I ' 'I 'I I I I I I I I I I I I CHARACTER Goals • To protect those things that give Leroy its charm and appeal including, but not limited to, the preservation of historic properties, maintenance of agricultural land and open space and control of visual amenities. Objectives • Develop a system of reviews within the Zoning Ordinance that ensures the continued protection of the features that make up the character of the Township . • Sign regulations in the Zoning Ordinance should be re-examined to ensure compatibility with the character of the Township . Leroy Township - 35 - Master Plan �-II II •II • ' 'II ' ' ' 'I I I I I I TOWNSHIP-WIDE DEVELOPMENT GUIDELINES The Development Guidelines relate directly to the goals and objectives of the Master Plan . They provide specific methods of achieving the individual community's goals. The Development Guidelines (Environmental, Land Use and Circulation) dictate the form of the Master Plan Map and are also useful for future planning decisions. LAND USE AGRICULTURAL 1. Maintain existing productive agricultural areas capable of economic production without interference from non-agricultural uses. 2. Maintain agricultural lands on levels of generally less than 6 percent slope; and in areas of superior agricultural soils. 3. Include P.A. 116 farmlands as agricultural land . 4. Protect agricultural lands, regardless of tract or parcel size , as much as possible. 5. Preserve agricultural land in areas which are not proposed for increased density. 6. Consider agricultural land uses broken up by lot splitting for transition of agricultural to residential development. COMMERCIAL 1. Limit new commercial development to a level and nature as required by Township residents . 2. Locate commercial development on primary thoroughfares at major intersections on soils suitable for commercial development. RESIDENTIAL 1. Provide a wide price-range of acceptable housing units. 2. Maintain the environmental quality of all residential areas. 3. Preserve residential structures in sound condition , and encourage rehabilitation and renovation of deficient residential buildings . Leroy Township - 36 - Master Plan �II • • • • • •I I I I I I • 4. Develop residential density patterns which relate to natural and man-made environmental features . 5. Limit higher densities to areas which are served by improved public roads . 6. Discourage strip residential development and recognize the desirability of controlled access to the primary road system . 7. Provide facilities and services designed to stabilize and improve residential areas, including a level of public, semi-public and community facilities consistent with the needs of the residents . 8. Improve living amenities in all residential neighborhoods through high standards of housing design and construction, increased privacy and quiet, and protection of open space. 9. Locate higher density residential uses such as mobile home parks and multiple family residential in accordance with existing patterns of development, with access to improved roads, at reasonable distances from commercial and other services, and on appropriate soils with relatively low water tables . ENVIRONMENTAL WETLANDS Increasing development and its associated demands have the effect of encroaching upon and polluting wetlands, and other natural hydrologic processes. Similar to woodlands , wetlands, if preserved and maintained in an undisturbed and natural condition, constitute important physical, aesthetic, recreational and economic assets to existing and future residents of the Township. Wetlands in Leroy Township shall be treated with the following criteria : I 1. Development shall be limited to outdoor recreation , grazing , farming , forestry, the operation and maintenance of existing dams and other water control devices , and temporary alteration or diversion of water levels or circulation for emergency maintenance or agriculture purposes, and only in compliance with State, County and local statutes and regulations . 2. Conservation of soil, vegetation , water, fish and wildlife shall take priority over any of the aforementioned permitted development in a wetland area. 3. Less dense and less intensive development shall be encouraged adjacent to areas considered to be wetland . Leroy Township - 37 - Master Plan �4. Buffer zones along streams and swales shall be required by residential or other development to prevent run-off of man-made pollutants , erosion , and other negative impacts. SURFACE AND GROUNDWATER • •I ■ I I 'I I I I I I I I Providing and maintaining adequate water supplies to maintain a hydrologically balanced ecosystem is parallel with the importance of maintaining clean safe water. Development often generates chemical by-products which can contaminate both surface waters and groundwater aquifers . Maintenance of groundwater is an essential element in the future of Leroy Township. The following criteria shall be considered in making land use decisions in areas adjacent to surface waters or areas of known critical ground water supplies: 1. Increased minimum lot areas shall be imposed for single family residential areas adjacent to surface water or located in areas experiencing a high water table. 2. Septic systems and drain fields shall be located away from lakes and surface water. 3. Areas in the Township with higher water tables shall be considered wetland unless a suitable sanitary sewer disposal method approved by Ingham County and Leroy Township is provided to protect the surface and ground-water quality. 4. Development shall be encouraged in conjunction with fixed densities and open space areas which absorb surface water, control run-off, filter surface nutrients and recharge groundwater supplies. 5. On-site retention and detention ponds to reduce nutrients and sedimentation and promote groundwater recharge shall be encouraged where useful and practical. 6. Filling and dredging activities that may destroy wildlife and aquatic habitats and seriously effect water table levels shall be discouraged . 7. All non-residential developments shall include plans for waste disposal methods which prevent wastes from entering water-flow systems including groundwaters , lakes, streams and wetlands. TOPOGRAPHY AND SOILS The existing topography of Leroy Township can be retained by discouraging mass grading or extensive filling and land balancing . Leroy Township - 38 - Master Plan �•I •II Soil erosion from housing construction, road and recreation use improvements, extraction and agriculture may result in sedimentation of soils, impede road ditches, pollute streams, and silt lakes. Sedimentation resulting from erosion is a major water pollutant, therefore, preventative soil erosion and sedimentation techniques shall be employed in reviewing all land use proposals: 1. Development proposals shall be designed to relate with the existing topography and soils of the site . 2. Improvements such as streets, detention/retention ponds, swales or other features of the development capable of carrying storm run-off in a safe manner, shall be scheduled for installation to the greatest extent possible before removing the vegetative cover from an area . 3. Whenever feasible , natural soil covers shall be retained and protected . 4. Temporary and permanent provisions shall be made to effectively prevent erosion and accommodate the increased run-off caused by changed soil and surface vegetation conditions during and after development. 5. All extractive operations shall be designed to environmental impacts during the term of operation . 6. All permitted mining and extractive operations shall be designed from the onset of operations , to assure reclamation or restoration of mining sites after phase-out. I ' ' 'I I I I I I I I I I prevent negative WOODLANDS Because of the extensive agriculture use of land in Leroy Township , woodlands are a limited resource . Woodland growth , if preserved and maintained in an undisturbed and natural condition, will constitute important physical, aesthetic, recreation and economic assets to existing and future residents of the Township. Specifically, woodland growth protects public health through the absorption of air pollutants and contamination and reduction of noise; it has a cooling effect in summer, is a windbreak in winter, and prevents soil erosion , silting and flooding . Because environmental values, soil characteristics, tree growth, and related natural resource parameters are unique for each area or parcel of land in Leroy Township , the following criteria shall be considered and balanced with respect to each woodland area . 1. The preservation of woodlands, trees, similar woody vegetation and related natural resources and values shall take priority over all forms of development unless there are no locational alternatives. Leroy Township - 39 - Master Plan �However, this should not be interpreted to preclude selected harvesting of trees to maintain wood lots or harvesting as necessary for agricultural purposes . ' 'I I I I I I I I I I I 2. The impact of streets, highways and other transportation corridors on woodlands shall be seriously considered along with alternatives for new or expanded transportation routes and for the location of proposed development. 3. All development, including residential living units shall blend into the natural setting of the vegetation landscape for the absorption of noise, ctnd for the protection of environmental values. 4. Woodland areas shall be preserved for low density residential development, outdoor recreation , forestry or nursery practices, natural beauty areas, or areas containing significant historic or cultural value. 5. Density and intensity of development shall be reduced in woodland areas. 6. Roadsides containing significant tree growth should be considered for classification as scenic or beauty roads to maintain the wooded character within the thoroughfare right-of-way . CIRCULATION 1. Insure recognition of Township plans by County and State highway planners . 2. Coordinate circulation planning with land use planning and development. 3. Provide a hierarchy of primary and local roads spaced so as to accommodate desired development density without encouraging overdevelopment and disruption of the natural system and rural character of the Township . 4. Recognize the circulation relationships with surrounding communities and their employment and commercial centers . 5. Provide a system of secondary and local access with capacity to serve residential; industrial, and agricultural areas. 6. Protect natural beauty and scenic road rights-of-way . 7. Insure that the Township is consulted in detail on all circulation proposals . Leroy Township - 40 - Master Plan �FUTURE LAND USE PLAN OVERVIEW The Master Plan is a guide for the growth and maintenance of the community. The Future Land Use Plan is intended to guide development decisions through the next ten years ; however, the Future Land Use Plan is not a rigid document and should be understood as the basis for a continuing planning process. This process should include regular evaluation , adjustment, updating and amendment of the Future Land Use Plan . • •I •II I I I • •I •~ The Future Land Use Plan is comprised of both the map and supporting documentation which includes population and housing information based on the last ten to twenty years , circulation , environmental concerns and resources , and the commun ity's goals and objectives . Rather than a precise document, (like a zoning map) the Future Land Use & Circulation Map actually constitutes the development policy of the Township for land use, circulation and community facilities. The land use proposals identified on the Future Land Use & Circulation Map are generalized areas for development which do not necessarily follow property lines or define specific sites. The Plan is based upon several planning principles and has the following characteristics: • Long Range: Planning and responding to land development issues for the next 5-10 years . • Comprehensive: All major types of land use are considered . • Generalized : Land use allocations and relationships are general. The Future Land Use Map incorporates broad principals of land development and their interrelationship( s) . • Flexible: The plan is able to accept changes which do not affect the integrity of the total plan . • Site Sensitive: All land use designations must necessarily be subject to the environmental conditions of each particular site . • Regional : The plan recognizes regional development and needs of adjacent communities as opposed to isolated development within arbitrary political boundaries . Leroy Township - 41 - Master Plan �•• ' ! ~ t I ••-• ■ {;' I LOCK€ - TWP l_lUL◄ · ·•;•;• = ft:,,•,• ill II:::::;.:·~-~·:•;•~.:.~.~.:·:·:·:•:·:•:.~:,:;:• -GRAND RIVER* INTERSTATE-96 ~ ?]I ::::::: ,•.•.•, Cl --.+-- .. NOBL< •• != . ., ! f.\ )Ji ~•..i Si:~ 1{. j; 11111 ..J~ ·C ~ 1-. 14 IJ ~1• (/')~ :~ ~ n1 •• HOLT ,,•;•,•,•,'11,' ;•,•···· c:i INT£RSTATE-96lr _ q,_, • HOLT ...U•. , + ~ ~ ~-:, ,... . .:.:..•... • ~ ,Li C,: () . -' I« ., / '\ VANORDEN 3(:, <( :i:: -' [rm • ~ • ~r~~~~~ ).. c:i ~ - ~-\ L ,:,; :,; I~ •ifROST ::::::::: -•-•,•.-, .:. z 'i: •Z II \ ~:_ .:. 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Auo,M 1000 AGRICULTURAL/OPEN SPACE FUTURE LAND USE & CIRCULATION LEROY TOWNSHIP INGHAM COUNTY Fatnwt(Jlon Hil t, 3 I • I McKonna 36 Ci! ... fl) ■ HOWELL DENNIS 1 --~-.. : MAP4 ■ MICHIGAN ~II I I w O 1/4 1/2 1 MILE �FUTURE LAND USE CATEGORIES The plan proposes a continuation of the low density, dispersed land use character which has been established in Leroy Township. Modest orderly growth is recognized, especially in the Grand River Ave. Corridor. Rather than positioning the community for the provision of public water and sanitary sewer, the proposed pattern is a retention of agricultural land south of Interstate 1-96, a dispersion of rural residential land uses north of 1-96 and low density single family residential , commercial and professional office areas along Grand River Avenue Corridor. Retail Commercial uses will be directed to the land near the 1-96 interchange. This approach seeks to preserve the rural agricultural character of Leroy while permitting higher density development to occur in areas following current development patterns along Grand River Avenue and near the Village of Webberville. If urban services are ultimately required or demanded , the low density pattern , as established and continued, will become more expensive and less efficient. Therefore , the future development pattern must be continually monitored and plans revised to insure densities which will not require urban services: improved roads, public utilities, increased fire, police , recreational, public transportation and social services by government. A description of the Future Land Use categories is as follows : AGRICUL TURAUOPEN SPACE • • • The Plan maintains the primary existing agricultural areas of the Township. Generally, the area south of Interstate 1-96 is used for agricultural purposes or is maintained as open space . This includes residential development associated with agricultural uses. A minimum lot area of forty (40) acres is designated for the Agricultural/Open Space district. This category includes important farmlands and land protected under P.A. 116 . Agricultural uses such as crop production , dairy farming , raising of livestock, tree farms , nurseries, and limited extractive operations are appropriate in these areas . The Plan proposes that consideration be given to maintain and protect these agricultural lands as areas for food production without infringements by non-agricultural uses which may generate conflicts with this non-renewable resource . RURAL RESIDENTIAL The intent of these areas is to permit large lot single family residential land uses. These areas would consist primarily of lands split from larger agricultural parcels. This land use classification limits single family residential development to one acre or more per dwelling unit. Development within this category will keep the density low so as not to generate a need for urban services, and maintain the existing low density, rural character of Leroy Township. The intent of this classification is to generally limit further splitting of large area parcels down to a size of no less than one acre . Leroy Township - 43 - Master Plan �The frontage along Holt and Meech Roads in Section 19 is proposed for rural residential. The rural residential land use designation of this area would act as a good transition zone between the existing low density residential uses located south of Holt Road and agricultural uses in the surrounding areas. The frontage along Allen Road and a portion of the frontage along Webberville Road is also designated for rural residential. The remaining rural residential areas are generally planned throughout the area north of 1-96 and south of the C&O Railroad , and along the eastern area of the Township , north of the C&O Railroad between Gramer and Wallace Roads. LOW DENSITY RESIDENTIAL The low density residential land use category is intended to include single family residential development with a recommended one acre minimum lot size. Low density residential land uses should be located where there is easy access to shopping , employment centers, and transportation routes . • The districts designated for this use include: the frontage along Grand River Avenue west of Dietz Road to the eastern Township boundary, from the west side of Perry Road to Dietz Road, just north of the Grand River Avenue frontage designated for higher intensity uses, and the area just east of Stockbridge Road to a location east of Webberville Road . There is also an existing small area of low density residential on the south side of Holt Road between Meech and Snedecker Roads. The Future Land Use and Circulation map does not recommend an expansion of low density residential development in this area . The amount and exact density of development appropriate here will be dictated by housing demand and the level at which sanitary conditions may be maintained . Developments of this density should be located only on paved primary thoroughfares and close to commercial development. MULTIPLE FAMILY RESIDENTIAL This land use category permits higher density residential housing , such as two-family attached dwellings or small apartment buildings . This type of development should occur in close proximity to available water and sewer service. Multiple-family residential uses are considered "transitional uses" and best located in such a manner to buffer lower density single family uses from non-residential uses or major thoroughfares. The Future Land Use and Circulation map identifies one area, just west of the Village of Webberville on the north side of Grand River Avenue for multiple family residential. MOBILE HOME PARK There is an existing mobile home park on the north side of Vanorden Road , near the Vanorden/House Roads intersection. This area is designated for mobile home park on the Future Land Use and Circulation map as well. Leroy Township - 44 - Master Plan �Generally, mobile home park uses are considered "transitional uses" and best located in such a manner to buffer lower density single family uses from non-residential uses or major thoroughfares. If any future mobile home park uses are proposed , they should occur in such transitional areas which follow current patterns of development. Areas lying near the boundaries of the Village of Webberville, where community facilities may be provided would be most appropriate for such uses. PROFESSIONAL OFFICE This land use category is intended to satisfy the need for professional office space for the service industry. Generally, the type of uses in these areas would consist of banks, medical offices and clinics, professional offices for occupations such as accountants, architects , engineers , insurance brokers, realtors, travel agents, etc. Professional office areas are also designed to provide a buffer from major thoroughfares and between higher intensity land uses and residential areas. A small area on the south side of Grand River Avenue on the western edge of the corridor is identified as Professional Office. NEIGHBORHOOD COMMERCIAL ■ ■ ■ ■ • This land use category is designed to satisfy demand for retail and personal service uses. Generally , this type of development will include stores or offices to serve the day-to-day needs of residents in the neighborhood. The primary function of neighborhood commercial areas is to provide convenient shopping at planned locations in small retail centers and to discourage strip commercial development. The plan identifies two small areas specifically for neighborhood commercial: a small area on the north side of Vanorden Road adjacent to the mobile home park, and the northeast and northwest corners of Dietz and Howell Roads. RETAIL COMMERCIAL This land use category is designed to service the retail needs of residents on a communitywide or even regional basis. Generally, this type of development will include general retail , grocery stores, service uses, banks, restaurants, and other related commercial. Retail commercial areas will require more land and are intended to compliment existing commercial areas within and surrounding the Village of Webberville. Cluster commercial developments, which preserve the rural character of Leroy Township are recommended . Areas identified for retail commercial uses are near the 1-96 interchange, which provides easy access and the potential to expand water and sewer services provided by the Village of Webberville. HEAVY COMMERCIAL This land use category falls between what may be commonly considered general commercial and light industrial. Generally, heavy commercial uses may consist of agricultural supply sales and distribution , auto and mechanica l equipment repair, lumberyards and uses with outdoor storage , and other similar uses. Leroy Township - 45 - Master Plan �It is intended that heavy commercial uses promote and support agricultural land use and not create negative impacts upon residential or agricultural land uses. Two locations have been designated for Heavy Commercial land uses. The first area is located along both sides of Grand River Avenue, east of Dietz Road to just east of Stockbridge Road . The other area is located along the east side of Perry Road , excluding the area near the Red Cedar River, which is designated for recreation land uses. PUBLIC AND QUASI-PUBLIC Government owned properties, (Township Hall and MOOT maintenance facility) institutional quasi-public land uses (Consumer's utility station), churches and other quasipublic areas comprise this land use category. No new public and quasi-public areas have been identified on the Future Land Use and Circulation map. The maintenance of the Township Hall (located within the Village of Webberville) is expected to continue to further provide the local public needs and services as required by the Township residents. RECREATION The three school districts, which have all their facilities located within the Village of Webberville , provide the majority of recreation resources for Township residents . The future land use plan recognizes the need to preserve the existing golf course and YMCA camp, and provide additional recreational facilities for Township residents. The area east of the golf course along the Red Cedar River, and south of the existing YMCA camp along Doan Creek are identified for recreation uses on the Future Land Use Map. • • • • • The designation of these areas for recreational uses seeks to achieve two Township objectives: to provide recreational opportunities for all age groups and to protect significant woodlands , wetlands and floodways . Limiting development near water courses will help protect ground and surface water resources as well as provide passive and active recreation areas. It is strongly recommended that the Township develop a recreation plan to more clearly identify recreation needs. The development of a community park, near the existing Township Hall or another appropriate location within the Township should be considered . CIRCULATION Based on function, thoroughfares are classified in a hierarchial system which recognizes capacities and functions in a progressive fashion. The circulation system in Leroy Township consists primarily of Ingham County Road Commission maintained and classified roads with the exception of a few private roads . Leroy Township - 46 - Master Plan �The purpose of the Circulation Plan for Leroy Township is to recognize the circulation needs of the surrounding region and communities and to coordinate with them while protecting the Township from the negative impacts of traffic. PUBLIC ROAD SYSTEM Public roads in Leroy Township are classified on the Future Land Use and Circulation map. The proposed function of these roads within the scope of the plan is descrioed below: Principal Arterial The principal arterial within Leroy Township is Interstate 1-96. This highway carries local, regional , and state-wide traffic through the Township . There is an interchange at M-52 which provides access to the Township. Rural Arterials The rural arterials link cities and towns and form an integrated network. These roads also provide intrastate and intercounty service. The roads designated as rural arterials in Leroy Township are M-52 (Stockbridge/Perry) and M-43 (Grand River Avenue) . Rural Collectors The rural collector routes generally serve travel of primarily intracounty rather than statewide importance. Planned right-of-way for these roads are generally 120 feet. The roads designated as rural collectors in Leroy Township include: • North-south roads : • Dietz Road from Howell Road to Grand River Avenue; • Elm Road from Grand River Avenue to Holt Road ; and • Gramer Road from Grand River Avenue to Allen Road . • East-west roads : • Howell Road ; and • Holt Road from Meech Road to Elm Road . UPGRADES TO EXISTING ROAD SYSTEM The overall quality of roadways in Leroy Township is very good. To improve circulation within the Township and provide adequate transportation routes for non-agricultural, residential or industrial uses improvements or paving is suggested for roadways which cannot properly serve uses which are dependant on them . Leroy Township -47- Master Plan �PRIVATE ROADS Private roads through the zoning ordinance, should be constructed to county road standards which includes a 60 foot minimum right-of-way. Continued controls may be placed on private roads via the zoning ordinance. COMMUNITY FACILITIES Within the total development of a municipality, the provision of adequate community facilities is important. The Township Hall, school facilities, and emergency services appear to sufficiently meet current and projected future needs. Through the preservation of agricultural land and open space, and control of residential development, the Township can maintain these service levels without denying required services for its residents . The Township should consider developing a recreation plan to help better meet the current and future needs of its residents. Leroy Township - 48 - Master Plan �IMPLEMENTATION IMPLEMENTATION STRATEGIES Implementation strategies are a key component of any community master plan . They determine how the plan's guidelines and recommendations become reality . The Leroy Township Master Plan should not be viewed as a finished product. As events or needs of the Township demand , various adjustments or additions will need to be made. It is not anticipated that the Plan's major goals and objectives will require change, rather, as the plan is interpreted and implemented, certain aspects will require periodic adjustment. ZONING The Township Zoning Ordinance is a primary tool in the achievement of the Plan's goals. Although the plan map is not a zoning map , it should be used as a guide for zoning amendment decisions, whether they are initiated by the Planning Commission or by petitioners. The timing of changes to the zoning map is key to implementing the Plan . Further, the map's proposals should be viewed as flexible when considering the zoning of specific sites, especially if no pattern has yet been established . The Plan does not follow property lines and with the exception of environmental concerns and existing and potential land use conflicts, whether a zoning pattern is established on the east or west side of a thoroughfare is often not the critical issue - the pattern is. Depending on the rate of developmental change and requests for change in the zoning map, an annual appraisal of the zoning map should be made. It is generally accepted practice to provide zoning on the basis of a five year land use projection, whereas the Plan is a fifteen to twenty year projection . The current zoning ordinance should be reviewed to insure that the environmental , land use and circulation proposals of this plan are reflected in the ordinance, particularly under site plan review and special land use approval standards. LAND DIVISION REGULATIONS Like zoning , Subdivision Regulations, under the State Subdivision Control Act (Act 288 , P.A. of 1967, as amended) are tools for the implementation of this Plan . While zoning deals with land use on a site by site basis and activities in selected areas, subdivision regulations are concerned with the process of dividing land and maintaining the quality of individual developments. Subdivision regulations protect the needs of residents by providing both site design controls and improvement standards. Design controls deal with the arrangement and location of streets, widths and depth of lots, the provision of open space, and the sufficiency of easements for utility installations. Improvement standards insure adequate roads and physical improvements. Leroy Township - 49 - Master Plan �Most land divisions in Leroy Township do not come under the jurisdiction of the State Subdivision Control Act, but instead are regulated by the land division procedures and standards of the zoning ordinance sections dealing with private roads and the division of platted lots and unplatted acreage. ANNEXATION ISSUES • • • • • • • • • • Townships may have their geographical territory reduced through annexatior by cities and villages. Annexations often occur when areas of the Township are not serviced by infrastructure such as sewer and water lines. As stated previously, Leroy Township does not provide sewer and water service . The future land use plan designates more intensive land uses, which may eventually require such services , to be located near the Village of Webberville which provides sewer and water service. If more intensive land uses required such services, the Village of Webberville, which is a General Law Village, could petition to annex the property. It is the general policy of the Village of Webberville to extend sewer and water service only to areas that are within its boundaries . The Village of Webberville has a 400,000 gallon water tank and two wells for water service. The Village also recently constructed a four acre addition to their sewage disposal lagoon, which is located in Leroy Township. The Village anticipates that the existing water and sewer capacity can accommodate over 300 new homes and a fully developed industrial park. The Village projects it can also accommodate future commercial and industrial development in the Township near the existing Webberville Industrial Park. Section 6 of Public Act 3 of 1895 grants General Law Villages the authority to annex land . The process of annexing land into a General Law Village does not require review by the State Boundary Commission nor a popular election . A Village may initiate an annexation by passing a resolution and submitting a petition to the Board of County Commissioners . The Board of County Commissioners is required to hold a public hearing and subsequently make a final determination on the annexation request. If the Township is opposed to the annexation , it has an opportunity to state such opposition during the public hearing. If the Board of County Commissioners grants the annexation without the support of the Township , the Township may challenge the annexation through the jud icial system . Another option to annexation is to enter into an "Intergovernmental Agreement" under which the land is essentially "transferred" for a period of time not exceeding 50 years. This type of agreement was authorized by P.A. 425 of 1984. Under such an agreement, the Township and Village agree to share the area's tax base at some predetermined ratio and provide public services accordingly. This type of annexation , which is sometimes referred to as a "Temporary Annexation", may be a preferable option for the Township because it allows the Township to realize some of the increased tax revenue of new development without investing into the development of community services . Leroy Township - 50 - Master Plan �PUBLIC UNDERSTANDING AND SUPPORT The necessity of citizen participation and understanding of the planning process and the Plan cannot be over-emphasized. A carefully organized public education program is needed to organize and identify public support in any community development plan. The lack of citizen understanding and support can seriously limit implementation of the planning proposals. The failure to support needed bond issues, failure to elect progressive officials, and litigation concerning taxation, special assessments, zoning, and public improvements are some of the results of public misunderstanding of long-range plans. In order to organize public support most effectively, the Township must emphasize the reasons for the planning program and encourage citizen participation in the adoption of the Plan and the continued planning process. Public education can be achieved through an informational program involving talks, newsletter articles, and preparation of simple summary statements on plans for distribution. Participation by residents in various civic groups is evidence of community involvement. CONTINUOUS PLANNING A role of the Planning Commission is to provide planning recommendations to the Township Board. This planning function is a continuous process which does not terminate with the completion of this plan. Rural-residential areas are in constant change and planning is an on-going process of identification, adjustment, and resolution of problems. In order to sustain the planning process and generate positive results, maintain momentum, and respond to change, the Plan should be reviewed and updated every three to five years . Leroy Township - 51 - Master Plan �COMMUNITY PLANNING & DEVELOPMENT CONSULTANT McKenna Associates, Incorporated Community Planning ■ Urban Design 32605 West Twelve Mile Road , Suite 165 Farmington Hills, Mich igan 48334 Phillip C. McKenna, AICP, PCP .................................................. President Carmine P. Avantini, AICP ................................................. Project Manager Vicki Georgeau . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Project Planner Sabah Aboody .................. . ..................................... Maps and Graph ics JoAnn Casai ............................................................. Text Production Angela Laesser .......................................................... Text Production Theresa Mularoni ............. . .. ....... ....... .. ..... .... ........ ........ Text Production � 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 Leroy-Twp_Master-Plan_1996 Creator An entity primarily responsible for making the resource Leroy Township Planning Commission, Leroy Township, Ingham County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1996-03-26 Title A name given to the resource Leroy Township Master Plan Description An account of the resource The Leroy Township Master Plan was prepared by the Leroy Township Planning Commission with the assistance of McKenna Associates, Incorporated and was adopted on March 26, 1996. Contributor An entity responsible for making contributions to the resource McKenna Associates, Incorporated (consultant) Subject The topic of the resource Master plan reports Leroy Township (Mich.) Ingham County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/65295e76c89f83be2672a483c15f76f3.pdf 4b87df22d5b285d57a2ef4a75ccf1fb0 PDF Text Text Leland Township Master Plan Planning Commission Adopted: May 27, 2008 Township Board Adopted: July 14, 2008 Prepared by: Leland Township Planning Commission with input from the Leland Township Master Plan Steering Committee With Planning Assistance Provided By: M. C. Planning & Design, 504 Liberty Street, Petoskey, MI 49770 (231) 487-0745 �Leland Township Master Plan Leelanau County, Michigan Prepared by: Leland Township Planning Commission Keith Ashley, Chair Stephen Clem, Past Chair Members Gary Bardenhagen Kimberly Brant Vince Fleck Jane Keen Skip Telgard Past members: Nick Lederlee Charles McCarthy Richard Plamondon With Assistance from: Leland Township Master Plan Steering Committee Adopted Planning Commission: May 27, 2008 Township Board: July 14, 2008 With Professional Planning Assistance Provided By: M.C. Planning & Design 504 Liberty St. Petoskey, MI 49770 (231) 487-0745 i �Leland Township Master Plan Update Table of Contents Title Page i Table of Contents ii Chapters: 1. Introduction 1-1 2. Township Social and Economic Characteristics 2-1 3. Natural Resources 3-1 4. Existing Land Use 4-1 5. Community Services, Facilities, and Transportation 5-1 6. Significant Land Use Issues 6-1 7. Community Goals and Policies 7-1 8. Future Land Use Recommendations 8-1 9. Implementation Strategies and Plan Adoption 9-1 Appendix A A-1 Citizen Survey Findings Appendix B B-1 Sleeping Bear Dunes National Lakeshore Draft General Management Plan Appendix C C-1 Master Plan Steering Committee Table of Contents Leland Township Master Plan – Update page ii �Chapter 1: Introduction This Master Plan for Leland Township takes into account and expands upon the Comprehensive Development Plan of 1994 which it replaces. It is prepared according to the provisions of the Township Planning Act, Act 168 of 1959, as amended. This plan describes in a comprehensive and careful manner, the current land use patterns of Leland Township, the changes that are taking place, and the means to manage these patterns of change so that the future of Leland Township reflects the desires and goals of the residents of the Township. The plan provides long range comprehensive guidelines for public and private decision making. This plan provides the basis for the adoption of Zoning Ordinances to implement the plan and may also provide the basis for capital improvement expenditures and other governmental decisions as well as decisions by private citizens. Existing ordinances will be revised as required to reflect the guidelines of this plan. Leland Township participated in the county-wide process to create and more recently update the Leelanau General Plan. This process is aimed at maximum public participation in developing growth management policy guidelines and to assist local governments in their planning efforts. Thus the information gathered and compiled for the county-wide process was considered and utilized as appropriate in the development of this Leland Township Master Plan. 1.1 Plan Development Process The Leland Township Planning Commission prepared this Master Plan, with assistance from an ad hoc steering committee and a planning consultant. Public input was sought throughout the process, through a photo tour, citizen survey, a build-out study, steering committee meetings and a series of public information sessions. The public input efforts aided in establishing the land use goals and objectives of citizens and property owners in the Township. Additional public meetings were held to identify and review proposed land use policies promoted in this plan before the adoption process began. Many of the data and technical concepts in this plan are derived from county and state sources. While care has been taken to honor Township prerogatives, the consideration of the county planning umbrella has the added advantage of linking all local governments in coordinated planning for the Leelanau Peninsula. After describing the Township as it is today, the plan covers trends and citizen inputs providing the basis for revised development policies, new goals and objectives, and growth management techniques. This plan is intended to be a guide for years to come; however, it will be reviewed at least every five years and updated as necessary. Chapter 1: Introduction Leland Township Master Plan – Update page 1-1 PC Adopted: May 2008 Board Adopted: July 2008 �1.2 Regional Context The Leelanau Peninsula is located in northwestern lower Michigan and is sometimes referred to as the "little finger" of the state. It is bordered on the north and west by Lake Michigan and on the east by Grand Traverse Bay. Leelanau County is formed by the Leelanau Peninsula and is bordered on the south by Benzie County and Grand Traverse County. Leland Township is located in the west central area of the Leelanau Peninsula. Leland Township consists of the mainland area and North Manitou Island which is federally owned and part of the Sleeping Bear National Lakeshore. Due to the protected status of the North Manitou Island portion of the Township, this Master Plan primarily focuses on the Mainland portion of the Township. Leland village, located in Leland Township, is expected to continue serving as the county seat until early 2008 and is 235 miles from Detroit, 145 miles from Grand Rapids, 170 miles from Lansing, and 125 miles from Sault Ste. Marie. Traverse City, adjacent to the southeastern corner of Leelanau County, is the nearest urban area approximately 25 miles from the Township border. The county is about three-fourths open land or woodland with agricultural and low density rural residential areas. Over ten percent of the county is occupied by the Sleeping Bear Dune National Lakeshore. Figure 1-1 provides a location map of Leelanau County and Leland Township. 1.3 General Character Leland Township surrounds north Lake Leelanau and borders the eastern shore of Lake Michigan, while many townships surround south Lake Leelanau. The topography consists of rolling hills, orchards, and woodlands with spectacular views of lakes and islands. This is a rural Township where the majority of land consists of wooded or vacant fields. There are large acreages planted in fruit trees and other crops which provide a pastoral character to the Township and contribute significantly to the local economy. Working farms, with primarily cherry and apple orchards, but also strawberry and other row crops, cover major areas of the east and south. In recent years, vineyards have replaced some cherry orchards. Agricultural uses are dictated by generally poor soil types, but the unique geography of the region provides nationally noted "mini environments" which support fruit growing. Development is largely residential, with a preponderance of single-family homes in the villages and on the shores of Lake Leelanau and Lake Michigan. Very little waterfront property remains undeveloped. Many miles of shoreline along Lake Michigan and Lake Leelanau make Leland Township a very desirable place to live and a substantial number of people come to visit on a seasonal basis. Winter sports activities, hunting and fishing, fall colors, cherry blossoms, wine tasting and other attractions bring people to this Township the year around. Tourism is the Township's primary economic anchor. The unincorporated villages of Leland and Lake Leelanau provide many attractions and small businesses that result in a large amount of tourist trade. (Note: These unincorporated villages are under the jurisdiction of Leland Township and this Master Plan. However, in order to easily distinguish between the Township, the village of Leland, the village of Lake Leelanau and Lake Leelanau- the body of water, this document refers to the unincorporated village of Leland as Chapter 1: Introduction Leland Township Master Plan – Update page 1-2 PC Adopted: May 2008 Board Adopted: July 2008 �Leland village, and the unincorporated village of Lake Leelanau as Lake Leelanau village.) Leland village has a harbor of refuge which is usually filled with watercraft during the summer months. Lake Leelanau village, located on the narrows between north and south Lake Leelanau, is the primary entrance to Leland Township from the east on highway M-204. Maps of the villages are provided in Figure 1-2 and Figure 1-3. Location Map, Leland Township Fi gure 1- 1 1 L ",\ ~ ~ ~ .. -~ _, ) !• . r ~.... ' ,.J", -""', - ' Leland Townehip Leelanau County Chapter 1: Introduction Leland Township Master Plan – Update page 1-3 PC Adopted: May 2008 Board Adopted: July 2008 �See Figures 1-2 and 1-3 for details of Leland and Lake Leelanau Villages VIiia~ of Leland Zoning District,;; as of March 2008 Q!c Agticultu~I Con~rvation U RLow • Den&it:y Agricultural f1.egldential C-1 Villa~ Commercial C-2 General Commercial M-1 Ll9h1; Manuftocturln9 R-1A Med Den&llly u,i:e,,hore Re&idcnt:ia l □R-2 Med Deneilly Vlllae,, 11.e&ldontlal R-3 1-11(#1 Deneilly Reeldontia l 0 .1 .2 ,3 Mllee NoctoScd,, Fleure H3 Vllla~of Laki, wlanau Zon lne Dlgtrlct" '"' of March 2008 - -1 ~ C Awicultura l Con&etV.b:!tion Q i: . Law Donoify Ai,-icuft&Jrnl R.eoidenti.ol Yulall" Commercial -2 G~nier-& I Commercia I -1 Li9ht Manubcturine 11.-!A M«l Donoity L.ouohore R.eoidennal 8 1<· 2 Mod Donoity Villaeo R.eoidontial NoctoScd<> 11.-3 l-1i3h Donoill,, 11eoidenn.ol 0 .1 .2 .3 Mil,o Chapter 1: Introduction Leland Township Master Plan – Update page 1-4 PC Adopted: May 2008 Board Adopted: July 2008 �1.4 History of Leland Township As the only Township in Leelanau County with two villages, its history can be found in these two waterfront communities. Leland village finds its origins in settlers who crossed from North Manitou Island during the early 1850's. The settlers came to take advantage of water transport for use in the logging industry. A dam was built on the Leland River which raised the level of Lake Leelanau (north and south lakes). This in turn made the narrows navigable for future steamboat use. Docks and sawmills were built in Leland village and by 1860 the population had grown to 200 people. Stores, hotels, and shops were added near the present location of the county buildings. In 1870 an iron furnace was built on the waterfront and used to refine ore from the upper peninsula. Leland's substantial population growth and size enabled the village to become the county seat. By 1884 the Township population had grown to 839, with 370 persons living in Leland village. Almost a century later, the village's permanent population remains nearly the same. Many of the buildings in both Leland and Lake Leelanau villages were built before the turn of the century and remain as historical evidence of past endeavors. Commercial fishing has been a Leland industry since 1880 and although diminished continues today, with sport fishing added along the way. Fishermen's demands for a better harbor resulted in improvements in 1937. In 1965 the State of Michigan designated the harbor a “Harbor of Refuge”, and installed a breakwall and marina. An upgrade and expansion of the harbor is planned for 2008. As the lumber industry ran its course and the iron business yielded to major cities, Leland Township was saved from financial failure by the blossoming tourist business. Travelers arrived by rail to Traverse City and again by rail to Fouch on the southeastern corner of south Lake Leelanau. Here travelers boarded lake steamers for transport to both Leland and Lake Leelanau villages. Hotels were built at Fountain Point south of the narrows in 1890 and in Leland village in 1901 and 1909. Summer visitors also began to arrive in Leland village by steamer directly from Chicago. The Township has been a tourist destination ever since and tourism is its primary economic anchor. The first store building was built in Lake Leelanau village in 1881 by Noel Couturier. At that time the village was called Provemont, where the Schaub brothers had farmed since mid-century. The narrows were first bridged in 1864, and again in 1895 and 1935. Lake Leelanau village provided wood for the steamers from a lumberyard erected in 1884. In 1903 the village became the terminus of a railroad from Traverse City which provided service until 1944. A Catholic missionary founded a church at Provemont that developed into today's church, and school. (Source: Edmund M. Littell, 100 Years in Leelanau, 1965.) Chapter 1: Introduction Leland Township Master Plan – Update page 1-5 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 2: Township Social and Economic Characteristics 2.1 Population Characteristics of the population of Leland Township, including size, age, and education, are described in the following paragraphs. In 1940 Leland Township was the largest population center in the Leelanau County with over 14 percent (1,212) of the people. By 2000 the population had grown to 2,033, representing 9.6 percent of the county. The Township population increased by 101 people between 2000 and 2006 based on the Census Bureau estimates, for an estimated total Township population of 2,134. However, due to the unreliability of population estimates the statistics from the 2000 Census data are used in this plan. Although one of the smaller townships in land area, Leland Township ranks fifth in permanent population among Leelanau County's eleven townships and three villages, with 9.6% of the County’s population. However, previous county estimates indicate that the seasonal and day visitor tourist population (June through August) is seven times larger than the permanent population. Therefore, since Leland Township is one of the most popular destinations, the total number of people in the Township could total as much as 12,000 persons on any summer day. Table 2-1 Population Change Leland Township and Leelanau County 1970 I I I Leland Township 1,219 Leelanau County 10,872 Percent Change 1980 I 18.6 I 28.8 I 1,446 I 14,007 Percent Change 1990 I 13.6 I 18.0 I 1,642 I 16,527 Percent Change 2000 I 23.8 I 27.8 I 2,033 I 21,119 I Source: Northwest Michigan Council of Governments 2.1.1 The Villages The Township contains two unincorporated villages that began as lumber, fishing, trading, and agricultural centers more than a century ago. Each village has developed its own special character, and the goals and objectives of each may be different. 2.1.2 Lake Leelanau Village Lake Leelanau village has a permanent population of about 200, with room for expansion. Current business includes tourist shops, restaurants, and a grocery store. Government offices include the Township offices, Soil Conservation District Office, and Drain Commissioner office. The largest employer and center of village activity is the St. Mary's Catholic School. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-1 PC Adopted: May 2008 Board Adopted: July 2008 �The village provides two public access sites on the Lake Leelanau narrows for swimming and boating. 2.1.3 Leland Village Leland village has a permanent population of about 350 with a market center to support winter residents. In 1988 a New England-style village green was established on the last open space in the village center. During the summer tourist season, over fifty businesses may function in the village. Leland Harbor is a prominent feature, attracting large numbers of tourists and fishing enthusiasts. Leland village provides visitor access by boat to the Manitou Islands, ten miles offshore, now part of the Sleeping Bear Dunes National Lakeshore. Tourists arrive daily to board the ferry, while others arrive by boat to visit Leland. Leland Harbor provides a marina and access sites where fishing enthusiasts launch and recover boats. Other public access sites provide for swimming and boating on Lake Michigan and Lake Leelanau. Fishtown, a historically-designated area in Leland Harbor, was a former fishing village converted to shops and restaurants during the 1960's. There are commercial and several charter fishing enterprises which operate out of Fishtown, which is the only full service marina operating on Lake Michigan in Leland Township. Leland village also hosts most of the county government offices, which are in the process of being moved to Suttons Bay Township with a target date of spring 2008. The recently renovated K-12 Public School is also found in Leland Village. There is a light-industry sector in the center of the village. 2.2 Age Distribution and Racial Make-up The median age of the Township's population is 44.9 years, up from 1990’s nearly 40 years of age. The population is evenly distributed between the sexes with slightly more females than males. Of the total population, 21.9 percent are 65 years and older and 24.4 percent are 19 or younger. Registered voters as of May 2004 totaled 1,731. The age distribution of the Township is provided in Table 2-2. Based on 2000 Census the racial composition of Leland Township is primarily white (91.3%), followed next by Hispanic or Latino (of any race) at 6.1%, then Black or African American at 0.7%, Native American at 0.6%, and Asian at 0.2%, with the remaining balance, a combination of other races. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-2 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-2 Age Distribution Leland Township, Leelanau County, State of Michigan – 1990 and 2000 Leland Township Age Group 1990 Census Leelanau County 2000 Census 1990 2000 State 1990 2000 Total Percent Total Percent Percent Percent Percent Percent 0-4 years 116 7.1% 86 4.2% 7.5% 5.1% 7.6% 6.8% 5-17 years 282 17.2% 372 18.3% 19.6% 19.3% 26.5% 26.1% 18-24 years 114 6.9% 125 6.1% 5.7% 5.7% 3.2% 2.6% 25-44 years 440 26.8% 437 21.5% 31.5% 24.2% 32.1% 29.8% 45-64 years 372 22.7% 569 28.0% 20.7% 28.3% 18.7% 22.4% 65 + years 318 19.4% 444 21.9% 14.9% 17.4% 11.9% 12.3% Total 1,642 100.1% 2,033 100% 99.9% 100% 100% 100% Note: Due to rounding, percentages may not add to 100 percent. Source: U.S. Bureau of the Census, Census 2000 2.3 Income and Employment The beauty and bounty of the region's natural resources afford much of the economic opportunity within Leland Township. The characteristics of the local economy including occupations, income, and enterprise are described in the following paragraphs. 2.3.1 Occupations There is a diversity in the occupations of the 880 employed Township residents. Tourism and the resource industries provide the basis for the majority of occupations. Table 2-3 depicts the Leland Township occupations as reported in the 2000 census. Services such as repairs, sales, professional specialties, and administration employ the majority of the populace. When viewed by industry category, the education, health and social services is the largest group with 159 persons, followed by retail trade at 127 persons. Resource industries (e.g., agriculture and lumbering), construction, and education are other large employment groups. Major employers in the Township include Leland Public Schools, St. Mary’s School and a number of other businesses. Not all of the 880 employed residents work within the Township. However a mean commute time of 20.5 minutes, suggests nearby employment. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-3 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-3 Occupations Leland Township and Leelanau County – 2000 Leland Township Occupation Number Leelanau County Percent Number Percent Management, professional, and related occupations 304 34.5 3,488 35.1 Service occupations 132 15.0 1,557 15.7 Sales and office occupations 253 28.8 2,449 24.6 Farming, fishing, and forestry occupations 9 1.0 144 1.4 Construction, extraction, and maintenance occupations 102 11.6 1,218 12.2 80 9.1 1,089 11.0 880 100 9,945 100 Unlisted Total Source: U.S. Bureau of the Census, Census 2000 2.3.2 Income and Poverty Levels Income and poverty levels for Township residents are provided in Table 2-4 and Table 2-5. According to the 2000 Census, the median household income of $46,629 is very close to the county average of $47,062, while the State median household income was $44,667 (all figures in 1999 dollars). In 1999 dollars, the adjusted median household income in 1989 was $35,429. The Township median age and income levels increased significantly between 1990 and 2000, while the number of people living in poverty in the Township has decreased. The decrease in poverty rates may be due to the increased cost of housing, and many of the lower income individuals and families being essentially priced out of Leland Township. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-4 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-4 Income Level Distribution Leland Township, Leelanau County, State of Michigan Leland Township Income Level 1990 Census I 2000 Census Leelanau County State of Michigan 2000 Census 2000 Census Number Percent Number Percent Number I I I I Percent Number Percent less than $10,000 86 13.4 29 3.5 397 4.7 313,905 8.3 $10,000 to $14,999 68 10.6 41 5.0 425 5.0 219,133 5.8 $15,000 to $24,999 139 21.6 75 9.2 957 11.3 469,100 12.4 $25,000 to $34,999 130 20.2 135 16.5 1,097 12.9 470,419 12.4 $35,000 to $49,999 88 13.7 157 19.2 1,671 19.8 624,326 16.5 $50,000 to $74,999 88 13.7 189 23.1 2,115 25.0 778,755 20.6 $75,000 to $99,999 24 3.7 76 9.3 798 9.4 432,681 11.4 $100,000 to $149,999 12 1.9 77 9.4 624 7.4 324,966 8.6 $150,000 to $199,999 NA NA 14 1.7 161 1.9 79,291 2.1 $200,000 or more NA NA 26 3.2 219 2.6 76,204 2.0 Total 643 98.8 819 100.1 8,458 100.0 3,788,780 100.1 Median household income (1999 dollars) $27,298 ($35,429) $46,629 $47,062 $44,667 Source: U.S. Bureau of the Census, Census 2000 Note: Due to rounding percentages may not sum to 100 percent. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-5 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-5 Families and Individuals Living in Poverty Leland Township, Leelanau County, State of Michigan Leland Township Poverty Categories 1990 Census 2000 Census Number Percent Number Percent Families living in poverty status Leelanau County State of Michigan 2000 2000 Percent Percent 23 4.6 10 1.7 3.3 7.4 With related children under 18 years 14 7.0 6 2.9 5.9 11.3 With related children under 5 years 12 13.0 2 3.4 9.6 14.7 Families with female householder, no husband present 10 20.4 8 14.0 13.5 24.0 With related children under 18 years 10 26.3 6 21.4 18.5 31.5 With related children under 5 years 8 80.0 2 50.0 26.5 44.2 124 7.6 61 3.2 5.4 10.5 18 years and older 100 8.0 48 3.2 5.0 9.3 65 years and over 42 13.1 10 2.4 4.5 8.2 Related children under 18 years 24 6.2 11 2.7 6.4 13.4 Related children 5 to 17 years 12 4.3 9 2.7 5.4 12.7 Unrelated individuals 15 years and over 60 30.3 35 12.7 14.9 21.8 Individuals Source: U.S. Bureau of the Census, Census 2000 2.3.3 Commercial and Industrial Enterprise Leland Township accommodates a number of business establishments and various types of enterprise which contribute significantly to the tax base and local economy. These are described in the following paragraphs. The steady growth in the number of building permits demonstrates that local construction is a significant economic factor. This construction growth indicates that real estate and the associated employment in financing, marketing, servicing, and construction rank with tourism as one of the fastest growing industries in the Township. Agricultural enterprise consists mainly of family-operated, fruit-growing farms in east and south Leland Township producing sweet and tart cherries, apples, strawberries, and grapes for local and national markets. Good Harbor Vineyards on highway M-22, south of Leland village, is one of the increasing number of wine producers on the Leelanau Peninsula. In Leland village, a large marina provides boat repair services. Located nearby is a metal shop. Carlson Fisheries, a retail and wholesale fishing business, is located at the Leland Harbor. A thriving sport fishing industry also operates in this harbor. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-6 PC Adopted: May 2008 Board Adopted: July 2008 �In Lake Leelanau village near the Fire Station, a construction business, and hardware store form a sector of light industry. Nearby, an excavating business contributes to the industrial surroundings. In both villages there are restaurants, retail shops, cottage industries, and professional offices that provide goods and services. To accommodate tourists, there are a variety of overnight facilities within the Township including bed and breakfast establishments, lodges, rental homes, and cottages. 2.4 Education Statistics show that 439 persons are enrolled in schools. Enrollment in Leland Public Schools has varied between 300 and 439 during the past 30 years. The Township has a relatively high level of educational attainment with 92.4 percent of adults 25 years and older graduated from high school compared to 84 percent in 1990, while over 68 percent have some college up to and including graduate level degrees. Educational statistics are provided in Table 2-6. Table 2-6 Educational Achievement of Population 25 years and Older Leland Township, Leelanau County, State of Michigan Leland Township Educational Attainment 1990 Census 2000 Census Leelanau County State of Michigan 2000 2000 Number Percent Number Percent Percent Percent 1,156 100.0 1,409 100.0 100.0 100.0 82 7.1 19 1.3 2.7 4.7 9th to 12th grade, no diploma 103 8.9 88 6.2 6.5 11.9 High School graduate (includes equivalency) 357 30.9 337 23.9 26.5 31.3 Some college, no degree 212 18.3 304 21.6 23.9 23.3 Associate degree 99 8.6 113 8.0 9.0 7.0 Bachelor’s degree 198 17.1 351 24.9 19.7 13.7 Graduate or professional degree 105 9.1 197 14.0 11.7 8.1 Population 25 years and over Less than 9th grade Percent high school graduate or higher 84.0 92.4 90.7 83.4 Percent bachelor’s degree or higher 26.2 38.9 31.4 21.8 Source: U.S. Bureau of the Census, Census 2000 Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-7 PC Adopted: May 2008 Board Adopted: July 2008 �2.5 Housing Stock and Property Values 2.5.1 Housing A large summer population with multi-generational standing has built summer homes in the Township during the past century. These summer homes are often expensive, creating a unique situation for the Township by impacting property values and the tax base. Over 46 percent of the housing units in the Township (676 out of 1,550) are seasonal. The age of housing units is provided in Table 2-7 and indicates that 30.4 percent were built before 1939. Table 2-8 depicts the housing and occupancy information for households in Leland Township and Table 2-9 depicts the types of households. Table 2-7 Age of Housing Units Leland Township, Leelanau County, State of Michigan Year Structure Built Leland Township Number Percent 1999 to March 2000 29 1995 to 1998 Leelanau County State of Michigan Percent Percent 1.8 3.1 2.2 96 5.9 10.3 6.4 1990 to 1994 160 9.9 10.5 6.1 1980 to 1989 229 14.1 18.1 10.5 1970 to 1979 226 14.0 19.7 17.1 1960 to 1969 98 6.1 8.5 14.2 1940 to 1959 289 17.9 12.0 26.5 1939 or earlier 492 30.4 17.9 16.9 Source: U.S. Bureau of the Census, Census 2000 Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-8 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-8 Housing and Occupancy Information - 2000 Leland Township, Leelanau County, State of Michigan Leland Township Housing/Occupancy Leelanau County State of Michigan Number Percent Percent Percent 1,550 100.0 100.0 100.0 Occupied housing units 818 52.8 63.4 89.4 Vacant housing units 732 47.2 36.6 10.6 676 43.6 30.9 5.5 Homeowner vacancy rate NA 0.9 1.1 1.6 Rental vacancy rate NA 14.0 21.8 6.8 Occupied housing units 818 100.0 100.0 100.0 Owner-occupied housing units 695 85.0 84.6 73.8 Renter-occupied housing units 123 15.0 15.4 26.2 Total Housing Units For seasonal, recreational, or occasional use Source: U.S. Bureau of the Census, Census 2000 In order to understand the recent residential development in the Township, and get a more accurate number of housing units, recent land use permits for new homes were reviewed and are summarized below. Dwelling Units in as of 2000 Census New Homes Built during 2000 New Homes Built during 2001 New Homes Built during 2002 New Homes Built during 2003 New Homes Built during 2004 New Homes Built during 2005 New Homes Built during 2006 Multi Family Dwelling Units 2003 Multi Family Dwelling Units 2005 Total Units as of 12/06 1,550 35 29 23 25 24 28 17 2 + 1 1,734 1,734 dwelling units multiplied year-round occupancy rate (52.8 percent) indicates an estimated 915 year-round homes as of December 31, 2006. The estimated 915 year-round homes multiplied by 2.40 persons per household indicates an estimated population of 2,196 persons as of December 31, 2006. As of May 2008, approximately 547 of the homes within Leland Township are located on Lake Leelanau and approximately 290 of the homes are located on Lake Michigan. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-9 PC Adopted: May 2008 Board Adopted: July 2008 �Table 2-9 Types of Households Leland Township, Leelanau County, State of Michigan Leelanau County State of Michigan 2000 2000 Percent Percent Percent Leland Township Household Types 1990 Census Number Percent 2000 Census Number Total households 639 100.0 818 100.0 100.0 100.0 Family households 478 74.8 590 72.1 73.7 68.0 With own children under 18 years 202 31.6 199 24.3 29.9 32.7 Married-couple family 413 64.6 523 63.9 63.6 51.4 With own children under 18 years 155 24.3 160 19.6 23.5 23.1 Female householder, no husband present 47 7.4 52 6.4 7.1 12.5 With own children under 18 years 38 5.9 31 3.8 4.6 7.5 Nonfamily households 161 25.2 228 27.9 26.3 32.0 Householder living alone 145 22.7 197 24.1 22.3 26.2 64 10.0 93 11.4 8.8 9.4 Householder 65 years and over Source: U.S. Bureau of the Census, Census 2000 2.6 Household Size According to the 2000 Census data, the average household size in Leland Township is 2.40 persons, while the average family size is 2.81. These numbers are very similar to the average for Leelanau County (2.48 and 2.89), while somewhat lower than those for the State of Michigan, (2.56 and 3.10). 2.7 Ownership In Leland Township, 85 percent of housing is owner-occupied, compared to 84.6 percent for Leelanau County and 73.8 percent for the state of Michigan. Renter-occupied housing accounts for 15 percent of all housing in Leland Township, with a median rent of $535. Leelanau County’s renter-occupied housing is 15.4 percent, with a median rent of $565, while renteroccupied housing represents 26.2 percent of the entire State, with a median rent of $546. 2.8 Property Values and Tax Base The many, often expensive, summer homes in Leland Township result in a larger tax base than comparable townships. The 2007 state equalized value (SEV) of Leland Township real property totaled $681,877,850 resulting in an estimated market value of $1,363,755,700. Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-10 PC Adopted: May 2008 Board Adopted: July 2008 �Residential property is by far the largest tax category within total real property, comprising nearly 90 percent of the SEV and 88 percent of total number of parcels. Table 2-10 provides the Leland Township SEV data from 1999 to 2007. Table 2-11 depicts the 2007 SEV data from both Leland Township and Leelanau County. Leland Township's millage rate is one of the lowest in the county. The 2006 millage rate for Leland Township was 29.5570 which resulted in tax revenue totaling $8,198,663. Most tax revenue is allocated to the public schools, (approximately 12.5513 mills). Approximately 5.73 mills are allocated to the county for services, 6 mills to state education, approximately 2.93 mills to the intermediate schools district, approximately 1.4 mills for fire and rescue and approximately 0.94 mills ($298,060) allocated to the Township. Table 2-10 State Equalized Value Leland Township Property Class 1999 SEV Change 2001 SEV Change 2003 SEV Change 2005 SEV Change 2007 SEV Agriculture 13,649,200 27.1% 17,353,400 29.0% 22,393,300 22.4% 27,407,700 -8.9% 24,956,300 Commercial 12,553,140 6.4% 13,368,630 41.4% 18,908,800 27.3% 24,073,700 -18.7% 19,571,500 188,300 15.4% 217,312 30.4% 283,412 6.8% Industrial 302,700 -2.5% 295,200 Residential 233,123,194 19.4% 278,450,420 55.2% 432,228,112 7.7% 465,554,000 36.8% 637,054,850 Total Real Property 19.2% 309,389,762 53.1% 473,813,624 9.2% 517,338,100 31.8% 681,877,850 259,513,834 Source: Leelanau County Equalization Department Table 2-11 Distribution of the State Equalized Value Leland Township and Leelanau County - 2007 Leland Township Real Property: I Agricultural I Amount I % of total I % of total I 2.9% 191,561,784 5.1% 295,200 .04% 6,059,410 .2% Residential 637,054,850 92.8% 3,364,114,688 88.9% Total Real Property 681,877,850 99.3% 3,743,558,094 99% 4,491,214 0.7% 40,852,322 1.1% 686,369,064 100% 3,784,410,416 100.1% Personal Property Total SEV 19,571,500 Amount 4.8% Industrial 3.6% I 181,822,212 Commercial 24,956,300 Leelanau County Source: Leelanau County Equalization Department Note: Due to rounding, percentages may not add to 100 percent Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-11 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 2: Social and Economic Characteristics Leland Township Master Plan – Update page 2-12 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 3: Natural Resources 3.1 Physical Description The mainland portion of Leland Township is a triangular-shaped area about five miles across its base (east to west) and nine miles across its length (north to south). The Township contains 19,000 acres, of which about one fifth are water. There are approximately 17 miles of shoreline on Lake Leelanau and another 12 miles of shoreline on Lake Michigan, the western boundary of the Township. Lake Leelanau village is located at the narrows between north and south Lake Leelanau. Leland village is located where the Leland (Carp) River flows into Lake Michigan after a one mile run from Lake Leelanau. The river falls over a control dam just prior to forming the Leland Harbor. The isthmus between Lake Michigan and Lake Leelanau is largely residential and wooded. Eastern Leland Township consists of fruit-growing farms and woodlands on well-drained, nearly level-to-very steep, loamy soils on moraines and till plains. South of highway M-204, woodlands and mixed farm use prevail on similar but sandier soils. There are about 2,000 acres of agricultural land in eastern Leland Township and another 2,000 in southern Leland Township. There are 2,400 acres classified as orchard; 2,200 acres classified as cropland; and 2,000 acres classified as open land. Approximately 600 acres of wetlands (very poorly drained, nearly level, mucky soils) exist at the northeast corner of Lake Leelanau. Another 250 acres of wetlands exist north of the narrows. Approximately 89 acres of state-designated critical dune areas exist at the north end and the southwest corner of the Township. Over one third of the Township (6,000 acres) is covered with forest land, primarily the northern hardwoods association (sugar maple, beech, basswood, white ash, black cherry, and hemlock) and white pine. Red oak, lowland hardwoods (birch and elm), and conifers are also present. Some aspen are present north of Lake Leelanau, as are swamp conifers (cedar, balsam fir, spruce, and tamarack) in the wetlands. A summary of Leland Township land use/land cover including acreages and percentages is discussed in detail in Chapter 4 of this plan. 3.2 Climate Leelanau Peninsula's climate is tempered by the surrounding waters of Lake Michigan so that recent temperature charts compare it to the climate of the mid-Atlantic region, especially along the lakeshores. Leland village may be ten degrees cooler in summer and warmer in winter than inland areas. These conditions create a micro climate favorable to fruit growing. Leelanau County ranks as one of the Michigan counties with the smallest amount of precipitation. Temperature and precipitation averages are provided in Table 3-1. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-1 PC Adopted: May 2008 Board Adopted: July 2008 �Table 3-1 Climate Data Leelanau County Average Daily Maximum Degree (F) Average Daily Minimum Degree (F) Average Total Precip. Inches January 30º 17º 1.9 February 30º 15º 1.3 March 38º 21º 1.6 April 52º 32º 2.0 May 65º 41º 3.0 June 76º 53º 2.6 July 82º 59º 2.6 August 79º 58º 2.6 September 71º 51º 3.7 October 59º 41º 2.9 November 44º 30º 3.0 December 33º 22º 1.7 Year 55º 37º 29.1 Month Source: Soil Survey of Leelanau County, Michigan. 3.3 Geology The bedrock underlying Leland Township was laid down during the Middle and Late Devonian ages of the Paleozoic Era. The bedrock under the Township consists of Traverse Group and Antrim Shale, see figure 3-1. The surface geology of the Township developed 10,000 to 12,000 years ago through glacial activity. Numerous advances and retreats by the glaciers resulted in the locally complex pattern of erosion and deposition. Leland Township is dominated by coarse-textured glacial till. Till is composed of unsorted sands and gravels left by the glacier, see figure 3-2. Along much of Lake Michigan and Lake Leelanau the geological composition is primarily lacustrine (lake related) sand and gravel. In Leland Township, lacustrine sand and gravel occurs typically as former beach and near shore deposits of the glacial Great Lakes. The abandoned shorelines of glacial Lake Michigan are still visible in Leland Township as the terraces along the lake shore, see figure 3-2. Another visible indication of glacial history is the series of drumlins which extend southeast from the northwest portion of the Township. Drumlins are streamlined hills of glacial till shaped by the moving ice sheet, whose line of axis indicates the direction of local ice movement. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-2 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township 13eelrock GeoloeY Flgure3-1 North Manitou ll!lland 0 5.000 10.000 15.000 MAP LEGEND - \\IArER FEATURES SECTIONS ROADS - - -UIII MPRMD ROIIDS -----HIGHWIIYS BEDROCK GEOLOGY Nl"RIMSHAL DRIIVERSE GROl!P 0 WOO 4,000 GPOO Feet P~ /\RED flY MCP&O Souru! QunMrnaty Geology of Soutl,en, Michienti . Depa~nt af Geoloaic S.Cle.nc:en. Ut1iver5~ of Michiei,11. t9a2. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-3 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Glacial Geolo«f Figure 3-2 Nortl, Manitou 1.,1an.,1 0 G.000 12.000 18.000 MAP LEGEND - SECTIONS - ROADS -- -UfllMPROVED RO,',.DS - / -IIGHWAYS - WMER FEATURES GLAOA L GEOLOGY - oa,,0•1"><t<Jrod ~~c:ia till ne e,,nd . .... Lacuotnno o,nd md gravd 0 2,000 4.000 6,000 6ourct!': Qu.i:item.Aty Gc!'oloBY of 6outhen1MichiWl11 , Dep~rtment ofGeolo{jc 5cie11u&. U11iver&icy" of Michie-~m. 19&2 Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-4 PC Adopted: May 2008 Board Adopted: July 2008 �3.4 Topography Slope is an important development consideration associated with topographic features. Steep roadway grades, septic field failures, soil erosion, and excavation costs are some of the difficulties associated with severe grades. The topographic map, provided as figure 3-3, depicts the areas of steep slopes where the contour lines are close together and other areas of the township with more rolling topography. The areas of moderate and extreme slope may be a constraint for potential development. Development in areas with severe slopes and ravines should be regulated. Where development is permitted on steep slopes, sensitive site planning should be required along these steep slopes to prevent soil erosion. A portion of the dune areas are state classified as Critical Sand Dune Areas, and as such any development in this area must be in compliance with the provisions of the state statute and receive state approval in addition to local land use and zoning approvals. Figure 3-4, shows the general areas of Critical Sand Dunes within the Township. 3.5 Soils One important determinant of land use is the soil's suitability for development. Land uses must correspond to the capacity of the soils on which they occur, and soil suitability for each use should be determined before development occurs. The soils found on the mainland portion of Leland Township are in one of the following four general soil associations. Those soil associations are: Deer Park Dune land association: Well-drained, strongly sloping to very steep, sandy soils on dunes. East Lake-Eastport-Lupton association: Well-drained and moderately well drained, nearly level to gently sloping, sandy soils and very poorly drained, nearly level mucky soils; on lake terraces and beach ridges. Emmet-Omena association: Well-drained, nearly level to very steep, loamy soils on moraines. Emmet-Leelanau association: well-drained, nearly level to steep, loamy and sandy soils on moraines and till plains. Often associated with particular topographic and soil characteristics, the development and septic limitations are either related to slope, hydric soils, or both. These limitations do not preclude the development of specific sites. The developer should realize, however, that construction on some soils may be more costly in time and money. A more detailed analysis of the soils by the District Health Department will determine suitability for siting a septic system. Health Department approval is required by State law. Soils and topography also determine which areas are classified as prime, unique and locally important farmland. The prime farmland classification indicates soils which are ideally suited for agricultural or timber production. Unique farmland is land other than prime that is used for the production of specific high value food and fiber crops. Locally important farmland includes soils which are nearly prime, but are located on slightly steeper grades. These soils can produce high Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-5 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Towns hip Topoeraphlc Map Figure 3 -3 I \ Nori;t, Manitou lol.and o 5000 10000 Feet A I. o--■3■.====6=,oo-o-Feet Source: U.S. Geological Survey Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-6 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Critical Dune Areas Figure 3-4 ~ + +&. + -=-~ + + /ct + l,»,t.•r< •+ -· + + i i 11-,-,,;,,.;,--.1---1-----+- - i ih!E~AOOD VO'lllf0081ill!' CRITICAL DUE MEAS l'Ql.lllt'"I..IUUW>!CTl~'\C ~.!:?.~=-"ROPOS!O Cflfl(CAI. OUN£ <!::2 ~~-! -.C£1111)to,1(1 34 -· \ b T30N,R12W ~ Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-7 PC Adopted: May 2008 Board Adopted: July 2008 �yields when treated and managed according to modern farming methods. With good management these soils may produce yields equal to that of prime soils. Hydric soils (wetland soils) are found primarily in the vicinity of Lake Leelanau. Figure 3-5 show the wetland areas according to the National Wetland Inventory. This wetland mapping is based on general information, and does not indicate whether the mapped areas qualify as regulated wetlands. The wetland definition used by the National Wetland Inventory is “WETLANDS are lands transitional between terrestrial and aquatic systems where the water table is usually at or near the surface or the land is covered by shallow water. For purposes of this classification wetlands must have one or more of the following three attributes: (1) at least periodically, the land supports predominantly hydrophytes; (2) the substrate is predominantly undrained hydric soil; and (3) the substrate is nonsoil and is saturated with water or covered by shallow water at some time during the growing season of the year.” 3.6 Water Resources One of the most valuable natural resources of Leland Township is water. The Township is located within two watersheds: the Lake Michigan watershed and the subwatershed of Lake Leelanau. The waters of both Lake Leelanau and Lake Michigan contribute to recreational activities such as fishing, boating and swimming. Both groundwater and surface water are vital resources within Leland Township. Because there is no central water distribution system, residents must rely upon individual wells for drinking water. The vulnerability of drinking water aquifers to surface contamination is high in the Township due to the highly permeable soils. Surface waters in lakes and creeks of the Township are an important resource for scenic, recreational and groundwater recharge amenities. It is therefore important that water resources be protected and managed in a manner which would ensure their quality. 3.6.1 Groundwater Important factors in the evaluation of groundwater are the quantity and quality of the water. The geologic and hydrologic features of the Township provide residents with sufficient water quantities. Water availability will not likely be a factor in limiting growth. In Leland Township, water quality is more of a limiting factor than water supply. A concern is the potential contamination of wells by septic fields, for the areas not served by the sewer systems. Although the Health Department record has no documented occurrences of contamination to date, the possibility for such pollution exists. Another possible groundwater contamination problem is nitrate pollution. Common sources of nitrates include animal feed lots, septic systems and runoff or leachate from manure or fertilized agricultural lands. 3.6.2 Surface Water The two major surface water resources in Leland Township are Lake Michigan and Lake Leelanau. The Township's boundaries include 12 miles of Lake Michigan frontage and approximately 17 miles of Lake Leelanau frontage. These lakes and their associated tributary streams and creeks offer scenic and recreational amenities to Township residents and visitors. It is extremely important that the quality of these surface waters be protected from the negative impacts of overdevelopment, such as pollution and loss of scenic views to open water. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-8 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township National Wetlande Inventory Figure 3 -5 f / » 1- / \ \ ,·· I I ,,_...,...• •• '---,~.....-._ J. -" --.,- ~---.., I '\ :--.. North Manttou l&l.ana 6,000 0 / • ✓--✓• • •• _l __.., ~- ✓~ 12,000 18,000 Feet MAP LEGEND ---WAfER FEATURES - SECTIONS ROADS - - -UNIMPROVED ROADS - HIGHWAYS NA ilONAL WEilll\ND5 INYENTORY rttcr"9ent orosi,,~ on Wat<:r/Unknown 6ot,u,m ~ llllf;,:rob-Shrob . D Uncaioalldated 6o1;tam pl•mc:I Ares6 2/JOO 4 /)00 6/)00 0 F""1Pf<EPMED l)Y, MCP&D Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-9 PC Adopted: May 2008 Board Adopted: July 2008 �Lakes, creeks and wetlands are important for surface drainage, groundwater recharge and wildlife habitat. Alterations to the water features can contribute to flooding, poor water quality, insufficient water supply and loss of valuable wildlife habitat. While the current quality of surface waters in Leland Township is considered good to excellent, the threat of potential water pollution from point and non-point sources is a concern. Proper land use management can help control water quality conditions in Leland Township. Some methods to curb pollution include runoff control measures, septic field corrections, proper treatment of sanitary wastes, and fertilizer application restrictions. 3.7 Sites of Environmental Contamination Part 201 of the Natural Resources and Environmental Protection Act (NREPA) 1994, PA451, as amended, provides for the identification, evaluation and risk assessment of sites of environmental contamination in the State. The Remediation and Redevelopment Divisions (RRD) of the Michigan Department of Environmental Quality (DEQ) is charged with administering this law. A site of environmental contamination, as defined by RRD, is "a location at which contamination of soil, ground water, surface water, air or other environmental resource is confirmed, or where there is potential for contamination of resources due to site conditions, site use or management practices." The agency provides an updated list (via the MDEQ website) of environmentally contaminated sites by county, showing the sites by name, Site Assessment Model score, pollutant(s), and site status. The Michigan Sites of Environmental Contamination identifies 36 sites within Leelanau County, five of which are in Leland Township. Leaking Underground Storage Tanks (LUSTs). These are sites where underground tanks, often for storing gasoline or diesel fuel, are leaking and cleanup is required. In some cases this involves removing the tank, excavating the contaminated soil, and in some cases installing new tanks. Leelanau County has 36 closed LUSTs sites, where the work has been completed, five of which are in Leland Township. There are currently 25 open sites in Leelanau County, with three in Leland Township, where work is ongoing. 3.7.1 Surface Water Discharge Permits All point source discharges into surface waters are required to obtain a National Pollutant Discharge Elimination System (NPDES) permit which is issued by the DEQ Water Division. Permit requirements generally address discharge limitations, effluent characteristics, monitoring and reporting requirements, along with facility management requirements. There are nine point source permit holders in Leelanau County, with one in Leland Township for the sewer facility. 3.7.2 Air Quality Air Quality is monitored by the Air Quality Division of the Michigan Department of Environmental Quality. Standards have been established as acceptable levels of discharge for any of the following air pollutants: particulate matter, sulfur dioxide, nitrogen dioxide, carbon monoxide, ozone, lead, and trace metals. These pollutants are monitored on a continuing basis at selected locations around the state. Monitoring in recent years has shown the level of pollutants in the region to be within the established acceptable standards. Air discharge permits are required for businesses unless otherwise exempted by law. There is currently one known renewable operating permit in Leelanau County (Maple City). There are none in Leland Township. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-10 PC Adopted: May 2008 Board Adopted: July 2008 �3.8 Summary The review of the natural resources in Leland Township indicates the natural features and agricultural resources are relatively unimpaired at this time; however these resources are vulnerable. Residents highly value the natural resources and scenic features of the Township, as indicated in the community survey. The environmental features of the Township are an important asset to the community, and need continued protection. Chapter 3: Natural Resources Leland Township Master Plan – Update page 3-11 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 4: Existing Land Use 4.1 Pattern of Land Divisions As development occurs, larger tracts of land are generally broken down into smaller parcels. Therefore, studying the existing pattern of land divisions is one way to analyze the status of land use and development. Land division patterns for Leland Township are discussed below. The largest undivided parcels in Leland Township are typically agricultural and/or forested properties. Other land divisions are occurring as larger parcels along the roads are split into smaller parcels. In terms of land division patterns, it is worth noting that some of the newer residential developments in Leland Township are often being created as site condominiums rather than traditional subdivisions. A site condominium does not actually create lots by land division. Therefore, a site condominium project may continue to appear as a large, undivided tract when it has already been converted to relatively dense residential use. 4.2 Existing Land Use Statistics and Characteristics According to the 1990 Census, Leland Township's land area is 45.6 square miles. The mainland area of Leland Township is bordered on the west and north by Lake Michigan and on the northeast by Leelanau Township. The Township is bordered on the southeast by Sutton Bay Township and Centerville Township on the south. The land use mapping from the Leelanau County was utilized as a starting point for the Township mapping, and then updated using Michigan Department of Natural Resources 1998 aerial photographs, and supplemental field checking. The updated information was then computerized to produce the existing land use statistics. Table 4-1 presents the percentage of Leland Township currently in each land use category, from largest to smallest. Each of the land use categories is discussed in detail later in this chapter. Chapter 4: Existing Land Use Leland Township Master Plan – Update page 4-1 PC Adopted: May 2008 Board Adopted: July 2008 �Table 4-1: 2004 Existing Land Use Leland Township - Mainland Land Use Category Upland Forest Agricultural Water Residential Nonforest Lowland Forest Wetlands Beaches and Sand Dunes Recreation/Institutional Industrial/Extraction/Utilities Commercial Total Acreage Percentage 5,084.9 3,647.6 3,107.9 2,408.8 2,220.0 976.8 289.1 144.2 134.5 116.7 35.82 18,166.52 28.0% 20.1% 17.1% 13.3% 12.2% 5.4% 1.6% 0.8% 0.7% 0.6% 0.2% 100.0% Source: Michigan Resource Information System and MC P&D Field Verification and Map Updating. 4.2.1 Forests and Wetlands Forests, which include upland hardwoods and conifers, account for 28 percent of the Township land area. Heavily wooded areas are found throughout the Township, as can be seen in Figures 4-1. A decrease in forested land is directly attributable to development, primarily residential development. Wetlands include land that has sufficient water at, or near, the surface to support wetland or aquatic vegetation. These areas are commonly referred to as swamps, marshes, or bogs. Wetland areas may also include land that supports lowland hardwoods and conifers. Wetland information was not verified by field inspection when these maps were compiled. Thus, the areas shown as wetlands by the Michigan Resource Information System (MIRIS) may not meet State and Federal criteria for legally regulated wetlands. Lowland Forests (forested wetlands) and wetland areas comprise seven percent of the Township. As illustrated in Figure 4-1, the main wetland area in the Township is along the northern portion of Lake Leelanau. Chapter 4: Existing Land Use Leland Township Master Plan – Update page 4-2 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township 2004 Exletin0 Land Cover/Uee - Mainland Figure 4-1 MtipLeeend -leland All Road• 5ECnON5 - -River:,, and 5t.f'e.3m, L oo9,1 Land Ue;e/Cover Rt:•identisl - ommerc:ial lnduetriaVExtractive Rt:creation/ln•titutional ater 0 e.achee/Dut1e& 2,000 4poo 6,000 Feet Dau File Source&: Michi9"n Department of Nat.oral Rt:&ource& Leelanau County Planning Depart.m,nt- Land U.., Datll, Michi&0n F:e&ource Inventory Sy,,t,,m (M IR15) Leelanau Cou,rt;y Planning Department M.C. Planning & Dooiq, Field Upelaro A Chapter 4: Existing Land Use Leland Township Master Plan – Update page 4-3 PC Adopted: May 2008 Board Adopted: July 2008 �4.2.2 Agricultural Agricultural use is the second most prominent land use in Leland Township. As shown in Table 41, agricultural lands occupied approximately 20 percent of Township land area in 2004. As is illustrated in Figure 4-1, the agricultural lands are well dispersed across the Township. The agricultural classification also includes agricultural lands that may be enrolled in the Conservation Reserve Program. This program pays farmers to remove certain erodible lands from agricultural production. 4.2.3 Water Open water comprises over 17 percent of the Township area, due primarily to Lake Leelanau. Figure 4-1 illustrates the locations of the lakes and streams in the Township. 4.2.4 Residential As can be seen from Table 4-1, the amount of land being used for residential purposes is approximately 13 percent of the Township. The pattern of residential development within Leland Township is shown in Figure 4-1. Residential use has been primarily located along lakeshores and road frontage. Recent residential growth has primarily occurred in new subdivisions and site condominium developments. 4.2.5 Nonforested The nonforested land category consists of herbaceous open and shrub land. As shown in Table 41, the percent of nonforested land in the Township is approximately 12 percent, and are scattered throughout the Township, as shown in Figure 4-1. 4.2.6 Beaches and Sand Dunes The beaches and sand dune areas comprise nearly one percent of the Township and are shown in Figure 4-1. Additionally the State regulated Critical Dune Areas are shown in Figure 3-4 of the Natural Resources Chapter of this plan. 4.2.7 Recreation and Institutional Recreation and institutional lands in the Township comprise less than one percent of the mainland portion of the Township, as shown in Table 4-1. Detailed information regarding the individual recreation sites is presented in the Leland Township Recreation Plan. Leland Township with frontage on both Lake Michigan and Lake Leelanau provides extensive water-related recreation opportunities. The largest recreation area is North Manitou Island which is part of Sleeping Bear National Lakeshore; the other mainland recreation lands mapped in Leland Township are the Leland Country Club golf course, the Leland Township Harbor and the public access sites on Lake Leelanau. Figure 4-1 illustrates the locations of recreation and open space lands in the Township. Chapter 4: Existing Land Use Leland Township Master Plan – Update page 4-4 PC Adopted: May 2008 Board Adopted: July 2008 �4.2.8 Industrial/Extractive/Utilities Based on the Michigan Resources Inventory System (MIRIS) mapping classification, industrial, extractive, transportation and utilities are grouped together. These properties are shown in Figure 4-1. Table 4-1 shows a combined percent for industrial, extractive, transportation and utility uses less than one percent. 4.2.9 Commercial Table 4-1 shows a limited amount of land in commercial use in Leland Township; approximately 0.2 percent of the land in the Township is in commercial use. As apparent in Figure 4-1, the commercially used properties are primarily concentrated in the Villages of Leland and Lake Leelanau, as well as east of Lake Leelanau along M-204. Chapter 4: Existing Land Use Leland Township Master Plan – Update page 4-5 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 5: Community Services, Facilities, and Transportation 5.1 Utilities Service Electric service is provided to the Township by Consumers Energy and Cherryland Electric. Propane gas service is commonly used and is provided by several private businesses. There is natural gas service in the Villages of Lake Leelanau and Leland, also South of 204. A T & T provides communications service to Leland village and Lake Leelanau village. Century Telephone provides communications service to east Leland. Cell phone service is provided in portions of the township. Cable, broadband and DSL services are provided in portions of the Township by a variety of companies. 5.2 Sanitary Sewer System A public sanitary sewer system serves both villages. The sanitary sewer system was developed to protect the water quality of both groundwater and surface water in the area. This system collects effluent from septic tanks and pumps the effluent to a central effluent treatment facility. This facility is located in a portion of the Provemont Pond Natural Area between the villages. Individual septic tanks are pumped and maintained by the sewer system. The sewer facilities for the two villages are depicted in Figure 5-1and 5-2. The Leland Township sewer system currently serves over 500 users and was designed to serve existing buildings in the sewer district with only limited extra capacity for vacant lots or increased uses. The Sewer Commission has determined that there will not be enough capacity to serve all of the vacant lots within the sewer district and that the sewer system will be approaching capacity within a few years. The Sewer Commission has explored the possibility of expansion at the treatment plant, and preliminary approval from the Michigan Department of Environmental Quality has been received to increase the capacity of the system. The sewer system was installed between 1991 and 1993 after years of planning and controversy. A major grant covering half the cost of the project was obtained from the Environmental Protection Agency to aid in financing this project. Bonds issued by the County Board of Public Works provided additional financing. The Leland Township Board controls this system through the Leland Township Sewer Use Ordinance which established a Sewer District requiring mandatory use of public sewers. The Sewer Districts are shown in Figure 5-1 and Figure 5-2. Sewer district users pay operational and debt retirement fees in addition to installation fees. The Sewer Commission, appointed by the Township Board, serves in advisory capacity and makes recommendations to the Township Board. Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-1 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Sewer Dl5trlct - Leland VIiia¥ Figure 5 -1 Lake Michigan Lake Leelanau M"P o- 501m;<1=>: oar.. 11-1-01 Michigan Dopartmont of Nat,11ral li:o=>0urc:o=>, Lulanau County Planning D<1part-mont a1<:t l.ala,d Town=>hip Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-2 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-3 Leland Township s~er Dletrict - Lake ~lanau Villa~ figure 5-2 Lake Leelanau .------" Tmp St. I <fl ~ 11 ::i PC Adopted: May 2008 Board Adopted: July 2008 l·IIH~ 11 1 I I l I I II I l .., I I I I [II] OJ I W. Meinrsd St, Lake Leelanau .._........., Louio • 51:. Map Dar~ 11·7--07 Data Gource1': Michl a,,n C,.,partmen-t of Na-tural R..!Sourcee, Loelanau Coun~ Plannine Dopart<nen-t """ L,,l..,d r.,..,,..t,;p �5.3 Township Schools Leland Public Schools in Leland village provide education for grades K-12 with a 2005/2006 enrollment of about 397 students. The Leland Public School District includes portions of adjacent townships and a small portion of Leland Township is served by the Suttons Bay Public School District, see Figure 5-3. St. Mary's School (parochial) in Lake Leelanau village provides education for grades K-12 with a 2005/2006 enrollment of about 240 students. Leland Township School Die;trlcte; Se.-vin0 Leland Towne;hlp Fig.irc5-3 ~• • IIO :11/~~-- - ~~~ l .,.._..,-.,, -\ ' ,., , "' ., . "~--....,.l ., )! • -~ North Msnlt<>u lsls.n.t Map Layer<!> . LAKES - WAl'EI?. FEAnJl?.ES SECTIONS - WADS ---UNIM PROVED WADS - Suttone; Bay Public Schoole; HIGHWAYS OWNSHIP OOUNDARY - 1,scHOOL D15fRJCf SCHOOL DISTRI Cf Selectlor, Seta Sutot<>n• ~~Y S.hool Di•t<i<t o ?>POO f>POO 9,000 Map Dm;, 11·7-07 D&ts Sauri:;ea: Mich ig,on ~plilrtmerrt-of NattJral ~oourcie&. and U:-elan.EILI County P1ainin9 Dcplr-tmcnt. Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-4 PC Adopted: May 2008 Board Adopted: July 2008 �5.4 Emergency Services Fire, rescue, and ambulance services are provided by Leland Township Fire and Rescue from Leland village and Lake Leelanau village. The department currently has two full-time paid staff and as well as volunteer personnel under the supervision of the Fire and Rescue Board. These fire departments work closely together with two stations providing service. These volunteer services are augmented by the county 911 system. Mutual aid services agreements are in effect with all fire departments in the county. Advanced life support (ALS) services are provided by North Flight. Police protection is provided by the Leelanau County Sheriff's Department which also provides inland lake patrols. During the summer months, one deputy is dedicated to the township on a part time basis. Michigan State Police also serve the area. 5.5 Heath Services Health services are provided by local private clinics and an urgent care clinic in Lake Leelanau village, along with health care providers in Suttons Bay and a regional hospital in Traverse City. 5.6 Other Services Solid waste disposal service is provided by local contractors, currently Waste Management, Kalchick, Maple Disposal and American Waste provide residential service. A recycling drop off site is available for residents, behind the Township offices in Lake Leelanau. Television cable and internet service is provided by Charter Cable Systems of Michigan. PB Casting has an antenna located in the township which also provides high-speed internet service. 5.7 Leland Harbor Leland Harbor accommodates approximately 70 small vessels (more if "rafting up" is done). This is a harbor of refuge, allowing for short stays, and is a busy destination. The harbor provides fuel and sewage services, while local retail stores and a private marina offer a nearby source of supplies for boaters. Services include a boat launch ramp, a picnic area and playground, toilet and shower facilities, and boat trailer parking. A fleet of charter fishing boats and commercial fishing boats operate from the privately owned Fishtown complex on the Leland River adjacent to the harbor. The harbor also accommodates commercial excursion boats and the National Lakeshore ferry concession to the Manitou Islands. Maintenance of the channel entrance for the Leland Harbor is the responsibility of the U.S. Army Corps of Engineers. The daily operation of the Harbor is supervised by the Harbor Commission of Leland Township. The Harbor Commission is appointed by the Township Board. An upgrade and expansion has been planned for 2008. 5.8 Library The Leland Township Library was founded and funded through the private initiative of Township residents. Land for the library was donated to the Township by Wilber C. Munnecke in 1974. Once established, the library received support for part of its operations from Leland Township Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-5 PC Adopted: May 2008 Board Adopted: July 2008 �through a millage (currently levied at 0.3 mills). The Library Board is appointed by the Township Board. The Library Board expanded the building in 1992, financing it with private funds. The library contains 40,000 volumes. It also has a large collection of videos and compact discs. Digital and interlibrary services are also available and are well utilized by Township residents and registered patrons from surrounding jurisdictions. 5.9 Museum and Public Meeting Room The Leelanau Historical Society operates a museum adjacent to the Leland Township Library which serves the entire county. The Munnecke Room, serves as a publicly available meeting room which separates the library from the museum and is frequently used for Township meetings. The museum board operates independently of the Township. 5.10 Transportation Network Leland Township is served by the Bay Area Transit Authority which provides daily bus service to Traverse City and throughout the county. However, the primary means of transportation is the automobile. A map depicting the roads within Leland Township is provided in Figure 5-4. The existing road network is described in the following paragraphs. 5.11 State Roads State highway M-22 (a designated scenic route) encircles the Leelanau Peninsula commencing north from Traverse City to Northport and continuing southwest, passes through Leland village near the west shore of Leelanau Peninsula. Highway M-22 includes ten miles from north to south within Leland Township. The portion of M-22 that runs through Leland Township is part of the M-22 Scenic Heritage Route. Two miles south of Leland village, highway M-22 intersects with highway M-204. Highway M204 progresses east for four miles to Lake Leelanau village and continues four miles east to Suttons Bay. 5.12 County Roads Twelve miles of primary county roads include route 645 and route 643 leading south from highway M-204, and route 641 which connects the narrows with highway M-22 along the east side of Lake Leelanau. Eagle Highway connects the Leelanau Narrows with highway M-22 north through the farmlands of east Leland Township. Twenty-two miles of secondary roads are also maintained by the county. 5.13 Other Transportation Routes Paved shoulders for non-motorized (bicycle) are located along M-204 from Lake Leelanau to Duck Lake Corner, M-22 from Duck Lake Corner to Northport and along Lake Leelanau Drive from M-204 to Bingham Rd. Sidewalk use for pedestrians is provided in the villages. Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-6 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Road Network Fl1JJ"' 5 -4 d North M3nltou lel3nJ Map Layen, - AKES - -W/ITERFEATURES SECllONS - -ROADS --- UNI MPROVED ROADS - STATE HIGHWAYS L _ 1TOWNS HIP BOUNDARY 0 3,000 6,000 9,000 Feet Map Date 11-7-oT Data 6ourc.,&, Michia,,n O..parT.mento of Nsr.ursl R,,..ource&. and u,elsnsu Count;y fl,.,n,n0 Deporun.,nt; Chapter 5: Community Services, Facilities, and Transportation Leland Township Master Plan – Update page 5-7 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 6: Significant Land Use Issues This chapter presents and discusses significant land use issues identified by the Leland Township Planning Commission and township residents. The issues include some specific facilities and land uses as well as some general development issues. 6.1 County Facilities in Leland In the fall of 2004, the Leelanau County residents voted to relocate the county facilities. As of spring 2008, the Leelanau County courthouse and county offices have been relocated outside of Leland Township, and the property will be sold for private development. Based upon the comments received from residents at a public forum, the general consensus of those present, was the area should be redeveloped as low density residential, primarily single family houses, with the possibility of park land/open space along the river. 6.2 Fishtown Fishtown is the area of Leland located on the water, at the marina, with small shops. This area has historic significance from the days when the economy of the area was heavily dependent on the fishing industry. In early 2007, a portion of the Fishtown area was purchased by the Fishtown Preservation Society, a non-profit organization formed to promote and preserve the historical and fishing heritage of Fishtown. The present uses in the Fishtown area are not accommodated with the standards of the current zoning ordinance. One option that is being considered is to provide a zoning district or overlay district to allow for the continuation of the current uses, that are well accepted and desired by the residents (per 2005 survey findings) and visitors. Fishtown is a significant landmark and serves as a major tourist attraction for visitors coming to the Leland area. 6.3 Septic and Sewer Issues Portions of Leland Township are served by a public sanitary sewer system. The areas served are primarily limited to parts of the two unincorporated villages, as depicted in Figure 8-1 Future Land Use Map. Issues were raised by survey respondents and the master plan steering committee regarding the expansion of the system to serve other portions of the Township, especially around Lake Leelanau in order to help protect water quality. At present, the Sewer Commission is pursuing the additional drain fields to increase the processing capacity in order to meet the anticipated demands of the existing districts. The Planning Commission and the Sewer Commission have begun a dialog to look at the issue of future growth and the impacts of sewer availability. At present, the primary areas of focus for providing sewer are the two villages, which is consistent with where the Township wishes to focus growth. Chapter 6: Significant Land Use Issues Leland Township Master Plan – Update page 6-1 PC Adopted: May 2008 Board Adopted: July 2008 �6.4 Views and Ridgeline Development Views to and from the hills and water are an important component of the character of Leland Township (as re-iterated by survey respondents in January 2005, see Appendix A). The Township recognizes the importance of views to many residents and visitors as well as concerns regarding the rights of the property owners. The Township is exploring ways to provide for development options in the Zoning Ordinance to encourage the location of buildings off the ridgeline so that development occurs in a manner with less visual impact, such as by preserving existing vegetation to provide filtered views to and from the development site, and/or to require additional landscape screening. 6.5 Keyhole Development Keyhole or funnel development is the practice of providing shared lake access to lakefront and/or non-lakefront property owners through a commonly owned parcel of waterfront property. Leland Township with its extensive water frontage is faced with the decision on how this type of use should be managed in the future. Some of the issues associated with keyhole development pertain to the “use ratio”, ie how many property owners can use a parcel that meets the minimum district area and frontage requirements; how many docks are allowed; amount of parking; and buffering/screening requirements along adjacent parcels. In many instances a keyhole development site has a boat launch or dock which increases the traffic on the lake, this increase in boat traffic can negatively impact the water quality (due to spillage from boats, the mooring of boats and the loss of natural vegetation) and wildlife due to increased human activity. As described in this Master Plan, water quality is important to Leland Township in terms of economics, tourism, natural environment and quality of life. Keyhole development can also impact existing neighboring single-family homes due to excessive noise and traffic. Therefore the regulation of keyhole development is necessary to ensure such development occurs only in a manner compatible with the surrounding area. 6.6 Farmland and Open Space Preservation Agriculture and agriculture-related businesses are a critical part of the Township’s economy, rural heritage and, therefore, should be supported through zoning that fosters a healthy economic environment for farmers. Farmland and Open Space Preservation are very important to the property owners of Leland Township as evidenced by the finding from a Citizen Survey conducted in January 2005, see Appendix A. Over 82 percent of the responding property owners indicated that they either agree or strongly agree that “Leland Township should work to preserve open space”. Approximately 75 percent of the respondents indicated they agree or strongly agree that it is “Important to manage the conversion of farmland to residential or other developed uses”. Leland Township is very interested in making all options available for the preservation of farmland and open space, such as the Purchase of Development Rights (PDR) program. The Township also clearly recognizes any farmer’s participation in a PDR or any other preservation type of program will be completely voluntary. Chapter 6: Significant Land Use Issues Leland Township Master Plan – Update page 6-2 PC Adopted: May 2008 Board Adopted: July 2008 �The lands which are actively being farmed are shown on the Existing Land Use/Cover map, Figure 4-1 in Chapter 4 of this Master Plan. Of the existing active farmland a limited amount of land (less than 1200 acres) is enrolled in the Farmland and Open Space Preservation program, also known as PA 116, (see Figure 6-1). The combination of land on the Tart Cherry Inventory, areas with Prime and Unique farmland soils, active agricultural lands and areas designated for development are factors Leland Township considered in the designation of areas intended for preservation consideration, (see Figure 6-2). Leland Township Propertle0 wl"th Farmland D,:velopment Right,, Agrument6 Forn,i,rty kt10W11 89 PA 116 F111Jro 6-1 North Manitou Island 0 16.000 9/XX) 27.000 Foo< Mapl")'Or,, Q arG4!:I& - W.at-er-F~tl.Jrce -l(OAD& - - -UNIMPIWYED RO-'DS ---ttl(;HW-'YS .Prml~nd Dcvclopme-nt. Ri(Jhte (PA -6cct~onLJnc-it 0 2JXX) 4.000 G,000 Mop Dat61t·7-07 Chapter 6: Significant Land Use Issues Leland Township Master Plan – Update page 6-3 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township A~rlcultural Conelderatlon Areae Land In Actlve Agriculture, Prime or Unique Farmland Solis and Areas identified on the Tart Cherry Inventory Figure 6-2 Areas of Agricultural Importance Active Agricu~ural Soil Unique Farmland Prime Farmland Soils . Prime Farmland Tart Cherry Slteclass . Tart cherry - good e;itee; . Tart Cherry -low priority e;itee; Tart Cherry - mediocre e;itee; 0 .7 1.4 2.1 Milee; Lake Leelan N 1' Chapter 6: Significant Land Use Issues Leland Township Master Plan – Update page 6-4 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 7: Community Goals and Objectives This chapter sets forth the Township’s goals and objectives to guide future development. In analyzing the data compiled in the earlier chapters it is very clear that Leland Township faces a number of development pressures. The population is growing and development is occurring at an accelerated rate. It is unlikely that all of the new development will be occupied with yearround residences. However, if these residential properties were to be occupied year-round at the same average number of persons per household as the year round population for the Township, the overall Township population would increase significantly, and thus could dramatically alter the character of Leland Township. However, by encouraging new development to conform to community-based standards and guidelines, both the rural character and the natural resources of the Township can be protected to the fullest extent. 7.1 Physical Opportunities and Constraints As discussed in Chapter 3, Natural Resources, land in Leland Township is not uniformly suitable for development. The physical characteristics of Leland Township, including steep slopes, high risk erosion areas, critical dune areas, shoreline areas, wetlands, as well as active farmland, and open space are many of the features that contribute to the unique character of Leland Township and need to be considered as land use regulations are reviewed or revised to provide for development options. 7.2 Community Survey Results A Township citizen survey was conducted in 2005. A summary of the 2005 survey results are presented below. The survey and findings are provided in Appendix A. Leland Township mailed out 1,470 survey questionnaires to Township property owners. A total of 614 surveys were completed and returned, for a return rate of 41.8 percent. This is considered an excellent response rate for mailed surveys. Response Demographics: Forty-eight percent of the survey respondents are year-round Leland Township residents. The majority of the respondents, 54.9% indicated they have lived in the Township for more than 20 years. The vast majority of the survey respondents (72.1%) indicated preference for “planned and limited growth”. Regarding services, over 87% of the respondents consider the road maintenance to be adequate and over 65% consider the park facilities to adequate. The survey respondents were divided regarding the need for an expanded sewer district (41.2% in support, 32.1 % neutral, and 26.7% disagree). Additionally, the respondents were divided on the issue regarding how to finance a sewer expansion, if pursued. The survey respondents answered some open-ended questions and identified likes, dislikes and concerns. Respondents generally agree the township should work to preserve undeveloped shoreline, slow the conversion of farmland to residential or other developed uses and limit ridgeline development. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-1 PC Adopted: May 2008 Board Adopted: July 2008 �When asked which best describes open space, the following terms were selected in order of importance, (1) scenic view, (2) Forest, (3) Pastures/Meadows, (4) Farmland, (5) Wetland, (6) Parks/Sports fields. One of the main areas of concern identified in the survey was the protection of open space to prevent overdevelopment. The survey also collected responses to questions covering a number of different topic areas. The general topics included natural resources, recreation, transportation, housing and economics. The response information is summarized by topic area and included as Appendix B to this Plan. 7.3 Land Use Goals and Objectives The 2005 survey discussed above identified some general concerns of the Township residents. A steering committee comprised of Township residents was appointed to work with the planning consultant and assist the Planning Commission in the preparation of the Township land use goals and participate in the application of these goals in the preparation of the Future Land Use plan included in this Township Master Plan. These identified issues are expressed here as general land use goals, objectives and action steps. More specific goals and objectives follow and are grouped by topic. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-2 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.1 Land Use Goal Retain the Township’s rural and scenic character, by preserving farmlands, forestland, open space and through encouraging growth/development in and around the villages of Leland and Lake Leelanau. Objectives and Action Steps A. Encourage retention of farmland, forestland and open space through coordinated land use plans and related regulations. B. Promote the health, safety and welfare of Township residents by coordinating the uses of land with the provision of efficient public services. C. Facilitate communication with adjacent Townships. D. Control density and location of new development, to discourage sprawl, by encouraging protection of open space and scenic views in the Township, including but not limited to the use of appropriate conservation easements, conservation development techniques, cluster development, purchase or transfer of development rights and special use permit zoning ordinance provisions. E. Provide multiple options for land development, while allowing continued agricultural use, protection of significant natural features and important views. F. Provide options that encourage new construction to be sited below the ridgeline and encourage the preservation of existing wooded areas or planting of trees to provide filtered views. G. Explore and pursue methods to preserve the rural character of road corridors, scenic heritage routes, and scenic vistas within view of these corridors. H. Work with the Heritage Route Committee to enhance the corridors through Leland Township. I. Identify and promote the preservation and enhancement of significant historic, archaeological, and scenic features. J. Continue to pursue junk or blight elimination regulations. K. Reduce light and noise pollution through ordinances. L. Provide sign regulations to protect the Township’s rural character and scenic beauty. M. Identify active agricultural areas for pursuit for Purchase Development Rights (PDR) program. N. Update zoning ordinance to encourage development consistent with the relevant guidelines of the New Designs for Growth Guidebook, potentially through the form based zoning. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-3 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.2 Agricultural Support Goal Encourage opportunity for innovative programs to support continued agricultural activities. Objectives and Action Steps A. Recognize that the presence of agricultural lands adds to the scenic and rural character of the Township, as well as its economic health. B. Allow for the pursuit of economically feasible options for continued agricultural use of active farmland, such as value-added agriculture, local agri-tourism, and agricultural support services. C. Allow for and encourage farmland protection, such as through the transfer of development rights, purchase or lease of development rights, conservation easements and the clustering of non-farm development. D. Encourage establishment of public and private local facilities through which local resource-based products can be sold. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-4 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.3 Natural Resource Goal Utilize guidelines that encourage the protection and preservation of water quality and environmentally sensitive areas. Objectives and Action Steps A. Identify and protect sensitive environmental areas to be preserved such as critical sand dunes areas, high risk erosion acres, woodlands, wetlands, steep slopes, and other environmentally sensitive areas; and identify land that may not be suitable for development because of natural limitations for the erection of structures or septic systems (such as hydric soils, flood plains, steep slopes, or areas at high risk of shoreline erosion). B. Encourage the acquisition of sensitive environmental areas by public agencies or nonprofit organizations for the purpose of permanent preservation. C. Establish regulations for land development in sensitive environments, which permit development in a manner which balances natural resource protection and the use of the property. Require new developments to mitigate negative impacts on the natural environment where appropriate. D. Encourage the continuation, coordination and areas of cooperation with watershed management programs for Leland Township and adjacent areas. E. Encourage Leland Township sewer system upgrades, and explore system expansions. Promote alternative systems and septic system inspections to protect water quality of lakes. Coordinate future sewer planning with the Sewer Commission, Planning Commission and the Land Use Plan. F. Explore and pursue the possible establishment of a Lake Leelanau sewer district jointly with other jurisdictions, to protect the water quality of the lake. G. Protect water quality through waterfront usage and development standards in the zoning ordinance. H. Preserve the natural vegetation of shoreline areas and encourage planting of native trees and shrubs through greenbelt regulations. I. Identify and protect the Lake Leelanau Narrows as a sensitive environment. J. Work cooperatively with the Sleeping Bear Dunes National Lakeshore for the protection of North Manitou Island and continued designation and management as a “Wilderness” area. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-5 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.4 Residential Goal Provide for a broad range of housing opportunities, which respond to the varying economic, family, and lifestyle needs of area residents and tourists. Objective and Action Steps A. Discourage development in areas identified on the Agricultural Considerations Areas map (Figure 6-2) and direct higher density residential development to be located in and around the villages, through zoning regulations and incentives. B. Provide a range of development options in the zoning regulations, such as Conservation Design Subdivisions and Planned Unit Developments, to encourage a mix of housing types in a single development. C. Develop residential development options, to allow for clustering of new development within land parcels so as to encourage preservation of open space. D. Protect the residential neighborhoods from intrusion of incompatible uses. E. Due to aging population in Leland Township, provide zoning options to meet the needs of senior citizens, such as a senior citizen center, group facilities and accessory dwellings. F. Explore the possibility of an expedited zoning review process for Affordable Housing projects. G. Encourage exploration of affordable housing options. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-6 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.5 Economic Goals Strengthen the local economy through the development and retention of enterprises, which provide employment opportunities. Preserve Leland Township as a tourist-friendly community. Objectives and Action Steps A. Work cooperatively with local economic development groups to retain and attract business. B. Allow for a diversity of commercial and light industrial development, with year-around employment opportunities, including non-tourism based ventures. C. Direct intensive commercial development to the villages and encourage mixed-use land use patterns and character. D. Review both positive and negative impacts of the local tourism industry and work to resolve any identified issues, such as traffic, parking and the need for restroom facilities. E. Work with the Heritage Route Committee to enhance the corridors through Leland Township. F. Establish zoning provisions to allow for knowledge-based businesses in close proximity to the Villages where support services are more available. G. Revise the zoning to provide opportunities for the continuation of the current land uses and activities in Fishtown. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-7 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.6 Infrastructure & Public Service Goal Plan Township facilities and services consistent with the community needs. Objectives and Action Steps A. Encourage the pursuit of a Capital Improvements Planning process, (CIP) to aid implementation of this Master Plan. B. Compare and coordinate proposed plans for the expansion and improvement of public services and facilities with county and adjacent township plans. C. Promote safe pedestrian and bicycle travel by developing and designating nonmotorized pathways and routes. D. Encourage pedestrian oriented design and amenities in Villages, including review of service drives, curb cuts, and crosswalk location; additional sidewalks; public restroom facilities, way-finding signs, and site furniture such as benches and trash receptacles. E. Maintain zoning regulations to ensure adequate equipment access by emergency services (police, fire and EMS). F. Continue to support countywide recycling and solid waste management programs, and encourage commercial recycling. G. Explore the possibilities for coordinated planning, establishment and development of a multi-jurisdictional sewer district surrounding Lake Leelanau, (the lake, not just the Village). Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-8 PC Adopted: May 2008 Board Adopted: July 2008 �7.3.7 Recreational Goal Provide and maintain recreational lands and facilities for residents and visitors. Objectives and Action Steps A. Support the development of community recreation and sports facilities for all age groups. B. Maintain, improve or expand Township parks to accommodate growing residential and tourist use. C. Continue to maintain public lake access and boat launch facilities. D. Promote the development or designation of non-motorized pathways and bike routes, to connect villages and recreational areas in the Township. E. Encourage designation/development of trails to direct snowmobile traffic off county road right-of-ways. F. Maintain an up-to-date Michigan DNR approvable Community Recreation Plan to specify current needs and be eligible for grant funding for recreation projects. 7.3.8 Community Institutions (Public facilities, churches) Maintain vital community centers by supporting the needs of existing and new community institutions in the Villages. Objectives and Action Steps A. Encourage shared parking for facilities that are primarily used during “off peak” business hours. Chapter 7: Community Goals and Objectives Leland Township Master Plan – Update page 7-9 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 8: Future Land Use Recommendations At present, Leland Township is primarily a rural residential, agricultural, and tourist based community. Lakeshore living is available along the shores of Lake Leelanau and Lake Michigan. While active agricultural uses have declined from historic levels, the many active farms that remain are highly valued by the local residents, according to the 2005 Leland Township Survey. Through land use planning and land use controls, Leland Township intends to work to ensure that existing rural residential, agricultural, and recreational uses can continue, and reasonable growth can be directed towards Leland and Lake Leelanau Villages with minimal land use conflict or negative environmental impact. Based on the social, economic and environmental characteristics of the Township, eight general categories of land use have been identified to serve existing and future development needs. These categories are listed below: ¾ ¾ ¾ ¾ ¾ ¾ ¾ ¾ Conservation and Park Land Farm-Forest Rural Residential General Residential Waterfront Residential Leland Village Mixed Use Lake Leelanau Village Mixed Use Manufacturing/Light Industry Conservation and Park Land The Conservation and Park Land category includes North Manitou Island, existing park land on the mainland, as well as land owned and protected by a land conservancy as preserves open to the public. Other lands are protected under conservation easements with a land conservancy, however such lands are not open to the public and thus not shown on the Future Land Use Map, Figure 8-1, or included in this Future Land Use category. The lands included in the Conservation and Park Land category are not subject to intense development pressures due to existing public or quasi-public ownership or easement status. Consequently only environmental preservation and low intensity recreation related development activities are anticipated on these properties. It is intended that these lands be designated for continued conservation and recreational uses. The distribution of the Conservation and Park Land designated land throughout the Township is shown on the Future Land Use Map, Figure 8-1. The entire area of North Manitou Island is part of Sleeping Bear Dunes National Lakeshore. North Manitou Island is almost entirely managed as “Wilderness”, based on the 1981 recommendation, with only a small area surrounding the historic village/ranger station being managed to preserve the historical structures and resources. Based on current Federal legislation, areas of Sleeping Bear Dunes National Lakeshore proposed in the 1981 “Wilderness Recommendation” must be managed to maintain existing wilderness character “until Congress determines otherwise.” Due to this law all lands included in the 1981 recommendation (including North Manitou Island), have been and will continue to be managed Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-1 PC Adopted: May 2008 Board Adopted: July 2008 �as wilderness unless or until, Congress acts upon a recommendation. (Source: Sleeping Bear Dunes National Lakeshore Draft General Management Plan, Wilderness Study and Environmental Impact Statement – April 2008). See Appendix B for excerpts pertaining to use and management of Wilderness areas. Uses proposed in the Conservation and Park Land area include public and private forestry, wildlife habitat, recreation, and similar open space uses. The Township encourages the establishment of conservation, park land and open space, including the preservation of wetlands and riverine habitats for scenic, recreation and wildlife protection such as the Lake Leelanau Narrows, as well as the preservation of prime, unique and valuable farmland. The tools to accomplish this include donations, acquisition, and cooperative efforts with other units of government and land owners, conservation easements and zoning ordinance provisions that support the use of conservation easements and sound conservation developments. Because parcel sizes vary significantly from small road end lake access sites to large forested tracts of land, no minimum parcel size is recommended. Farm-Forest The Farm-Forest category includes those lands within the Township where agricultural and/or forested land uses are encouraged to continue on a long term basis and are afforded opportunities and protections to do so. Agricultural lands included in the Farm-Forest area embody one or more characteristics which strongly support long term economically viable agricultural operations including comparatively large parcel sizes, limited encroachment by conflicting land uses, good agricultural soils and/or topographic conditions, and enrollment in the Farmland and Open Space Protection Program (part 361 of PA 451 of 1994, formerly known as PA 116). Based on the survey responses (2005), the Township residents encourage preservation methods that maintain farmlands, farming, open space, natural resources and rural character of the Township. Some of the methods include innovative zoning provisions that allow for the preservation or conservation of essential natural resources, farmland or open space. Other methods to help protect and preserve agricultural land while protecting a landowner’s economic investment include the Purchase of Development Rights (PDR), Transfer of Development Rights (TDR), clustering requirements for non-agricultural uses and tax breaks or incentives for continuing agricultural use. While agriculture is the primary intended use for this area, it is further recognized that the encroachment of conflicting land uses must be limited in order to protect the existing agricultural uses and the rural character of the Township. It is also the intent of the Farm-Forest area to protect the quantity and quality of the special natural resources included within this area, such as wetlands, farmlands and woodlands. In order to promote the preservation of the important local agricultural land, the areas identified and discussed in Chapter 6, and mapped in Figure 6-2 have been overlaid on the Farm-Forest future land use category and is presented in the Agricultural Preservation Priority Areas map, Figure 8-2. The priority agricultural preservation areas that are mapped as Farm-Forest on the Future Land Use map, Figure 8-1, are also included in one or more of the following categories: 1) active agricultural area; 2) areas with prime or unique farmland soils, and/or 3) areas which are included in the Tart Cherry Inventory. Due to the typically larger parcel sizes in this area and the lower density of existing development in the Farm-Forest designated areas, these potentially would be suitable for extractive operations provided such an operation meet the standards set forth in the zoning ordinance for such uses in order to protect the health, safety and welfare of the Township as a Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-2 PC Adopted: May 2008 Board Adopted: July 2008 �whole, and would create “No Very Serious Consequences”, as judicially formulated by the Michigan Supreme Court in 1982 Silva decision, (Silva v. Ada Township, 416 Mich. 153, 330 N.W.2d 663 (1982), as may be amended or revised by the Michigan Supreme Court.) Rural Residential The Rural Residential area is intended to accommodate a mixture of primarily agricultural and residential land uses. The Rural Residential area is intended to serve both as a means of accommodating future residential development within a low density open space setting and buffering more intensive agricultural operations from higher density residential growth areas. The Rural Residential area is intended to accommodate low density residential development with a strong emphasis upon protecting the area’s natural resources, sensitive environmental features, rural character, and open spaces, while also encouraging the continuation of viable farming operations. Recommended development densities should generally not exceed approximately one dwelling unit per 1 to 5 acres. Lower densities may be appropriate where special environmental conditions are present. The higher density range, approaching one dwelling unit per 1 acre, should be available only where the development project employs aggressive measures to protect the natural resources and rural character of the Township and the safety of the township’s thoroughfares, including the use of interior roads, the clustering of lots upon a parcel while designating the balance of the original parcel as permanent open space (such as through conservation design), and the effective screening of new dwellings from the county road network. General Residential The General Residential area is intended to accommodate primarily single family residential growth and development at a slightly greater density than provided for in the Rural Residential area, but not at densities as high as the Township’s Village areas. The General Residential category includes much of the existing residential development and provides opportunities for additional similar development as well as residential development along some peripheral regions of the Township’s lakeshores which have historically been magnets for residential development; these resources are fragile and vitally important to the economic and environmental well being of the Township. Development within these areas should be permitted only where the future quality and character of the surrounding waters and shoreline can be maintained. Development within the General Residential area should be discouraged where natural features present significant environmental constraints including shore erosion, degradation of wetland area, inadequate soils to accommodate septic systems, and other environmental constraints. Since public sewers are only available in a portion of the Township, and no central water system is available, the minimum lot and density standards must reflect the constraints presented by the lack of such services. Waterfront Residential To preserve the scenic beauty and environmental integrity of areas adjacent to Lake Leelanau and Lake Michigan, a “Waterfront Residential” designation is recommended. With such a specialized designation it will be possible to develop residential standards specific to the unique environment found in waterfront areas, such as greenbelt provisions. The Waterfront Residential designation is utilized along Lake Leelanau and Lake Michigan in areas of existing lakefront residential development. Development regulations within the waterfront residential area should be designed to address Township residents’ concerns regarding congestion of the Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-3 PC Adopted: May 2008 Board Adopted: July 2008 �local roads, as well as concerns regarding water quality and shoreline protection, including but not limited to, wetlands and Critical Dune Areas. Leland Village Mixed-Use The Leland Village Mixed-Use category is intended to accommodate a mixture of residential and commercial land uses in the similar manner it has accommodated such uses to this point in time. It is the intent of this plan that Leland Village maintain its compact developed pattern and “small village” character and that all future development or redevelopment be of such character and design to continue the Village’s existing identity and current character. Specific recommendations regarding future land use in the Village of Leland include: A. Land devoted to commercial use should generally not be expanded within the Village beyond its current limits. Retail orientated establishments should be primarily limited to the rectangular area formed by Lake Street, William Street, First Street, and the Leland River, and extending along both sides of the river to include Fishtown area to the west and along the north side of the river to Chandler Street to the east, with the provision for transitional uses beyond the core. This Plan encourages the continuance of the commercial land uses located south of Leland River on the east side of M-22 between Pine and Thompson Streets but strongly discourages the expansion of commercial uses into other areas south of the Leland River. B. While Fishtown is within the commercial area discussed above, the Fishtown area is unique in character and design, and thus merits some special considerations. In the 2005 survey findings, the residents of Leland Township indicated a strong desire to see Fishtown continue “as is”. Since the present zoning ordinance does not adequately provide for Fishtown, this plan recommends the area be addressed with the development of an overlay district or separate zoning district to specifically accommodate the unique situation of the Fishtown, and allow for the continuation of this area which is a vital part of the unique charm of Leland. C. Uses which are not as retail orientated as the balance of the Village’s Core business district, or which do not benefit as greatly from being located within a central retail or business area or in close proximity to high levels of pedestrian and/or vehicular traffic, should continue to be located in that area of the Village defined by the Leland River, Oak Street, and Chandler St. D. The balance of the Leland Village area should be used primarily for accommodating existing and future single residential development. Development densities should be similar to development densities currently existing in the Village and measures should be taken to minimize the negative impacts of new developments and redevelopment projects upon surrounding properties. Developments of particularly high density, such as multiple family developments, should be limited to locations outside of the central village area where the village character is not as dominant, and where ease of access to M-22 is available. E. The redevelopment of the County courthouse and associated county-owned properties in Leland could have a significant impact on the character of Leland. Due to the location of these properties and the County’s plans to vacate them, a community input session was conducted. At this community meeting the future uses of the properties were discussed revealing significant support for this area being re-developed as residential. Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-4 PC Adopted: May 2008 Board Adopted: July 2008 �The desire expressed was that such development be primarily single family residential at a density and scale consistent with the existing lot sizes and the surrounding neighborhood. The concept of a park along the river was also well received. As of summer 2007, the property has been optioned, and the relocation of county offices is expected to be complete by spring 2008. While final development plans have not yet been submitted, the prospective owners have expressed interest in developing the property consistent with community’s desire for residential uses of a scale desired by the community. F. The updating of the zoning provisions to encourage design that is consistent with the relevant guidelines in the New Designs for Growth Guidebook and the implementation of a zoning ordinance that incorporates form-based zoning principles, especially in the two village mixed use areas. Lake Leelanau Village Mixed-Use The Lake Leelanau Village Mixed-Use category is intended to accommodate a mixture of residential and nonresidential land uses within a village setting. In light of the geographic limitations associated with Leland Village, Lake Leelanau village is intended to play a particularly important role in accommodating urban oriented growth in the Township in the future including commercial and light industrial development. It is the intent of this plan that Lake Leelanau Village maintain its compact developed pattern and “small village” character and that all future development and redevelopment be of such character and design to further continue the Village’s existing identity and current character. Where residential development may be proposed in close proximity to commercial land uses, proper site planning and buffering measures should be taken to minimize potential negative impacts and facilitate a successful integration of differing land uses. Specific recommendations regarding future land use in Lake Leelanau village include: A. Land devoted to commercial retail use should be encouraged within the area generally located between Gertrude Street and the Lake Leelanau Narrows, extending south to Meinrad Street, and Louise Street east of St. Joseph’s Street, and north to Old M-204 across to Williams Street. B. Uses which are not as retail or service in nature as the balance of the village’s core business district is intended to be, or which do not particularly benefit from being situated within the primary village business district, should be encouraged along M-204 outside of the village’s central retail area, including west of Gertrude Street and east of Lake Leelanau Narrows. However, in order to more effectively protect the village’s existing character, new commercial uses are encouraged to locate within the existing commercial district. Land to the north of Old M-204 across to William Street could also address nonretail oriented commercial expansion, although this area could equally accommodate additional residential development. C. The balance of Lake Leelanau village should be used primarily for accommodating existing and future mix of residential development. Development densities should be generally similar to development densities currently existing in the village and measures should be taken to minimize the negative impacts of new developments and redevelopment projects upon surrounding stable neighborhoods. Uses of higher density, such as multiple family developments, should be located where access to M204 is convenient and the increased density will not conflict with the essential character Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-5 PC Adopted: May 2008 Board Adopted: July 2008 �of the village and existing residential neighborhoods. Such areas include the areas immediately south and west of Anthony Street and/or north of Old M-204 across to William Street. Where residential development may be proposed in close proximity to commercial land uses, proper site planning and buffering measures should be taken to minimize potential negative impacts and facilitate a successful integration of differing land uses. D. The updating of the zoning provisions encourage design that is consistent with the relevant guidelines in the New Designs for Growth Guidebook and the implementation of a zoning ordinance that incorporates some form-based zoning principles, especially in the two village mixed use areas. Manufacturing/Light Industry Consistent with the Township's desire to provide for a diversity of commercial and light industrial businesses, an area is designated for manufacturing/light industrial. The designated location is on Schomberg Road in the southwest portion of the Township. The area is served by a class A road which can readily accommodate the truck traffic, but is removed from the “downtown” area of either of the Villages. Currently there is some existing industrial land use in this designated area, see Figure 8-1, Future Land Use Map. Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-6 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Town ship Future Land U6e Map Figure 8-1 Not- t-o Scale Future Land Use Name NSERVATION AND PARKLAND RM -FOREST ENERAL RESIDENTIAL ATERFRONT RESIDENTIAL LAND VILLAGE MIXED USE KE LEELANAU VILLAGE MIXED USE MANUFACTURING/LIGHT INDUSTRIAL ~ ATER 0 2,000 4,000 6 ,000 Feet ----- Sewer District Ba6e Map Source6: Michigan Department of Natural Re6ouce6 Leelanau County Plannin Department Map Prepared ~: M. C. Planning & Dealgn N 1' PC Adopt,,d: M..y 2008 f wp Bc,.,,t Adopod: July 2000 Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-7 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Agricultural Preservation Priority Areas Figure 8-2 Areas of Agricultural Importance Active Agricultural Future Land Use Name □Farm-Forest Future Land Use Category Soil Unique Farm land Prime Farmland Soils . Prime Farmland Siteclass Tart cherry - good sites Tart Cherry - low priority sites Tart Cherry - mediocre sites 0 .7 1.4 2.1 Miles Lake Leelanau Chapter 8: Future Land Use Recommendations Leland Township Master Plan – Update page 8-8 PC Adopted: May 2008 Board Adopted: July 2008 �Chapter 9: Implementation Strategies and Plan Adoption Draft Plan Circulated for Comments The draft Leland Township Master Plan was transmitted to the Township Board for review and comment in May 2006. The Township Board approved the draft plan for distribution on June 12, 2006. Following the Board’s approval for distribution the proposed plan was distributed to the adjacent Townships (Leelanau, Suttons Bay, Bingham and Centerville) on March 21, 2007 as well as to the Leelanau County Planning Commissions on March 26, 2007 for review and comment. No comments were received from the adjacent townships. The comments received from the Leelanau Planning Commission and staff are included at the end of this chapter. Public Hearing A public hearing on the proposed Master Plan, for Leland Township as required by the Township Planning Act, Act 168 of 1959 as amended, was held on June 5, 2007. The Act requires that two notices of public hearing be given, the first to be published 20-30 days prior to the public hearing, and the second to be published not more than eight days prior to the public hearing. Notice of the public hearing was published in the Leelanau Enterprise on May 10, 2007 and May 31, 2007. A copy of the public hearing notice is reproduced at the end of this chapter. During the review period, the draft plan was available for review on the Township’s website, at the Leland Township Library, or by contacting the Leland Township Clerk. The purpose of the public hearing was to present the proposed Master Plan to accept comments from the public. In addition to the Planning Commission members, Township Board Members, and 17 Township residents and/or business owners of the township attended the public hearing. The public hearing began with a brief explanation of the planning process. Plan development included several Planning Commission and steering committee workshop meetings, and public input sessions. During the hearing, maps of existing land use, color coded resource, and proposed future land use recommendations were presented. The public hearing minutes are included at the end of this chapter. Plan Adoption At Planning Commission meetings on July 5 and August 1, 2007, following the June 5, 2007 public hearing, the Planning Commission discussed the comments received. The Planning Commission made minor plan modifications in response to the comments received and held an additional public hearing on February 20, 2008 on the revised plan. Additional comments were considered at subsequent meetings and minor revisions made. At the Planning Commission meeting on May 27, 2008 and took action to formally adopt the Leland Township Master Plan, including all the associated maps. Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-1 PC Adopted: May 2008 Board Adopted: July 2008 �Per the Township Planning Act (PA 168 of 1959, as amended), on June 9, 2008, the Township Board asserted the right to approve or reject the plan. The Township Board formally adopted the plan on July 14. 2008. Legal Transmittals Michigan planning law requires that the adopted Master Plan be transmitted to the Township Board, as well as to the adjacent Townships and the County Planning Commission. Copies of these transmittal letters appear at the end of this chapter. Plan Implementation A Master Plan is developed to provide a vision of the community's future. It is designed to serve as a tool for decision making on future development proposals. A Master Plan will also act as a guide for future public investment and service decisions, such as the local budget, grant applications, road standards development, community group activities, tax incentive decisions, and administration of utilities and services. According to the Township Zoning Act, comprehensive planning is the legal basis for the development of a zoning ordinance. Section Three of the Act states: "The zoning ordinance shall be based on 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 to reside, recreation, industry, trade, service, and other uses of land; to insure that use of the land shall be situated in appropriate locations and relationships; to avoid the overcrowding of population; to provide adequate light and air; to lessen congestion of the public roads and streets; to reduce hazards to life and property; to facilitate adequate provision for a system of transportation, sewage disposal, safe and adequate water supply, education, recreation, and other public requirements; and to conserve the expenditure of funds for public improvements and services to conform with the most advantageous use of land resources, and properties." Zoning The Zoning Ordinance is the most important tool for implementing the Master Plan. Zoning is the authority to regulate the use of land by creating land use zones and applying development standards in various zoning districts. Leland Township is covered by the Leland Township Zoning Ordinance regulating land use activities. The first Zoning Ordinance was adopted in 1980. The current ordinance was last amended in 2004. The Zoning Ordinance should now be reviewed to ensure the Ordinance is consistent with the goals and the Future Land Use as presented in this Master Plan. Leland Township intends to update the Zoning Ordinance consistent with the Township’s vision for the future and promote the “village mixed use” areas, and provide development options to better meet the goals of this plan. Grants and Capital Improvement Plan The Master Plan and Recreation Plan can also be used as a guide for future public investment and service decisions, such as the local budget, grant applications and administration of utilities and services. Many communities find it beneficial to prioritize and budget for capital improvement projects, such as infrastructure improvements, park improvements, etc. A Capital Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-2 PC Adopted: May 2008 Board Adopted: July 2008 �Improvements Program (CIP) is one tool which is often used to establish a prioritized schedule for all anticipated capital improvement projects in the community. A CIP includes cost estimates and sources for financing for each project, therefore can serve as both a budgetary and policy document to aid in the implementation of a community's goals defined in the Master Plan. Comments received from Leelanau County Planning Commission. Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-3 PC Adopted: May 2008 Board Adopted: July 2008 �· · MASTER:PLANREVIE\V·> · · ·• _PCl2-.07.0~_; I,,ela~~~Tri~1l~~~t\ - · ·:· 0 ·:- ~, '_\::,t::i:Ui~,~trr/fJ~1:/\.• .,'./::}}·'. Reviewing Entity: Leelanau County Planning Commission Datt:: of Review : May 22, 2007 ..., }S.tCTIO~ 1: . C.~NJ!:ib\L ~F:qRi~A'f;Iq;l'f·_: _; ·.· .. ,·. . - .. ,. -~ :· , .. • .. . . ·.·.,: ••,-• ., March 30, 2007 ! June I, 2007 Review and comment on the proposed Leland Township Master Plan. Mr. Stephen Clem, Chairman Leland Township Planning Commission 1800 N. Eagle Hwy. Lake Leelanau, Ml 49653 Date Request Received: Last Day of Review Period: Requested Action: Applicant: 2: TOWNSHIP SECTlON .... . ··. ·.-·.··. ,·, . :.. ·-:. . .. : ._ ......-...ACTION .. .. . COMMISSION . . .. . . . .. - -PLANNi:NG . . ... ··.· ( The Leland Township Board of Trustees approved distribution of the proposed Leland Township Master Plan on June 12, 2006. The Township Planning Commission will act on the proposed Plan after receiving comments from the County and adjacent municipalities. A public hearing is scheduled for June 5, 2007. SECTIP,N 3: BASIS FOR PLAN REVIEW; · •~· . ,. ·. . . .'.· ·-·: ' See Appendix A for enabling legislation (excerpt of Township Planning Act, Act 168 of 1959, as amended). The Leland Township Comprehensive Development Plan was adopted in 1994. The proposed Leland Township Master Plan would rcpluce the 1994 Comprehensive Development Plan. __sECTIQ~~: -~NALY_s is·,... . :·.,·.::'::'•:·:-:,._ .·,;".'·::•;/.,:- :.:_.,_ .... ~: ..-- · The Principal Goal of the leelana11 General Pla11 is to establish a strategy for mea11ingf11I growth that protects, a11d where possible, enhances the unique character and quality of life on the peninsula by focu .~ing 011 the bala11ce of environmemal protection, resource management und eccmomic development so as to provide a foumlation for a sustainable economy that permits Jong term prosperity for all presellt and future Leela11a11 Co1111ty re.fident.~. The proposed Master Plan has been reviewed for consi.ftency with these policies. Policy Guidelines of the Leelanau General Plan Yes No NA A. Intergovernmental and Regional Context A partnership founded on mutual respect and mutual support in achievement of the common goals of the General Plan should guide the development and implementation of new relationships between the County and local units ofgovernment in the County and between the County and adjoining counties in the region. -I- Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-4 PC Adopted: May 2008 Board Adopted: July 2008 �1. Does the proposed plan strive for greater cooperation between neighboring units of government? X B. Preservation of Peninsula Character The interdependence of the natural and people-made features on the peninsula that make up its rural character, with the activities that comprise its economic base require that future land use change on the peninsula not undermine and where possible enhance the character of the area around it, and in so doing contribute to the unique rural character of the area around it, and to protection of the unique rural character of the entire Leelanau Peninsula. 1. Does the proposed plan include strategies for the preservation of rural and small-town character? See staff comments C. Working with Nature Extensive and diverse sensitive natural features found throughout the peninsula provide the foundation for the present and future quality of life on the peninsula and should be protected where pristine, restored where damaged and have access and use managed for long term sustainability eve,ywhere else. X l. Does the proposed plan include strategies for environmental protection, restoration, and management? D. Managed Growth Local land use or comprehensive plans and local development regulations should be updated and thereafter maintained to include goals, objectives, policies and strategies for managed future growth consistent with the Leelanau General Plan. Local plans should include more specific land use and density proposals at the parcel specific level. Local regulations should focus on design and other issues of local significance. Public facilities should all be constructed according to locat capital improvement programs that are coordinated at all governmental levels on the Peninsula. 1. Does the proposed plan include parcel-specific future land use recommendations (map)? 2. Does the proposed plan include design guidelines? X I See staff comments I This request is for comments from the County Planning Commission on the proposed Leland Township Master Plan. The proposed Plan was prepared by the Leland Township Planning Commission, with assistance from the Leland Township Master Plan Steering Committee, a group comprised of Township residents. M.C. Planning and Design provided technical assistance in the project. Leland Township has been working on the Plan since 2005. The Township conducted extensive research, for both public opinion and factual information, in the preparation of the Plan. Throughout the process, the Township sought public input in establishing goals and objectives, through a public survey, formation of the steering committee, public information sessions, and a "photo tour." The Township obtained additional information and background by updating land use data and conducting a buildout study. Public input and a solid infonnation base are both crucial in developing a relevant plan, and the Township has Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-5 PC Adopted: May 2008 Board Adopted: July 2008 �taken significant steps to reflect existing conditions and the concerns of Township residents. Staff would like to compliment the Township on their plan update. Leland Township has met all statutory requirements in the creation of the Plan. Staff has some comments on the text, as follows. Chapter 6, Significant Land Use Issues This chapter identifies the major areas of concern as identified by the Planning Commission and Township residents. Staff feels that some of these issues need some additional explanation or background in order to serve as a foundation for the goals and objectives in the following chapter. For instance, Section 6.3, Septic and Sewer Issues, states "Issues continue to come up regarding the expansion of the system to serve other portions of the Township, especially around Lake Leelanau in order to help protect water quality." What specific issues have come up that would warrant the expansion of the sewer? Are septic systems failing around Lake Leelanau, has development in the area intensified, has water quality deteriorated, etc. If at some point the Township does pursue expansion of the sewer, it would be helpful to have documentation, in an adopted Plan, of the need for such a project. Section 6.6, Keyhole Development, identifies issues with keyholing pertaining to parcel size, number of docks, etc., but doesn't mention why the use is regulated to begin with - in order to protect water quality and property values, prevent nuisance conditions, etc. Economic issues are not identified in this chapter, although zoning recommendations are made in Chapter 7 that pertain to economic issues. Staff feels it would be beneficial to the Township to include language in the Plan documenting the need for its recommendations - especially if the Township's zoning is ever called into question. Because PA 110 of 2006, the Michigan Zoning Enabling Act (see Appendix B), strengthens the relationship between plans and zoning ordinances, it becomes especially important to document needs and explain the rationale behind the zoning recommendations made by the Plan. Chapter 7, Community Goals and Objectives Pages 7-3 through 7-9 identify land use goals, followed by objectives and action steps specific to each land use goal. Most objectives and action steps are clear and fairly specific; but some left questions as to the responsible agency or implementation strategy. Staff had questions on the following objectives/action steps: Page 7-5: "Identify and protect sensitive environmental areas to be preserved such as critical sand dunes areas, woodlands, wetlands, and other environmentally sensitive areas; and identify land that may not be suitable for development because of natural limitations for the erection of structures or septic systems (such as hydric soils, flood plains, steep slopes, or areas at high risk of shoreline erosion)." It would be helpful to include definitions or additional information - possibly in other chapters - relating to the types of land that should be preserved. For instance, should only woodlands over certain acreages, or only specific types of woodlands be preserved? What other environmentally sensitive lands should be identified? Page 7-5: "Encourage the acquisition of sensitive environmental areas by public agencies or non-profit organizations for the purposes of permanent preservation." How will the Township encourage these agencies in acquiring these areas? Will they provide financial support or other services? Page 7-6: "Provide zoning options to meet the needs of senior citizens." Other objectives/action steps identify specific zoning techniques to be addressed or adopted. What zoning options would meet this objective, and what needs would be addressed? Staff would suggest identifying, at least in general terms, Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-6 PC Adopted: May 2008 Board Adopted: July 2008 �what zoning options would be provided - i.e., regulations permitting group homes or senior citizen centers, accessory dwellings, etc. Page 7-6: "Encourage exploration of affordable housing options." What agency would be responsible for exploring these options, and how would the Township encourage it? Page 7-7: "Establish a zoning district for knowledge-based businesses in close proximity to the Villages." Knowledge-based businesses, and the need for zoning encouraging this type of business, are not addressed elsewhere in the plan. lfthe Township is considering a new zoning district to accommodate this use, the need should be defined in the Plan in order to justify its creation. Perhaps some explanatory text regarding the seasonal nature of the Township's employment issues could be added to Chapter 6, Significant Land Use Issues. Language detailing these issues would serve as a foundation for other economic goals identified on page 7-7, as well. Page 7-7: "Provide opportunities for the continuation of the current land uses and activities in Fishtown." In other sections, the Plan makes reference to the possible use of overlay zoning or a separate zoning district to address issues with Fishtown. For clarity, staff suggests including language to that effect in this sentence as well. Page 7-8: "Continue to support countywide recycling and solid waste management programs, and encourage commercial recycling." How would the Township encourage commercial recycling? One other issue staff would like to comment on is that of design guidelines. Pages 8-3 and 8-4 of Chapter 8, Future Land Use Recommendations, indicate that "it is the intent of the Plan" for these villages to maintain their "small village" character, and that future development should be designed to maintain the identity and current character. It may be helpful to reference design guidelines that would further this intent - particularly if the Township intends to adopt zoning at some point that would address design issues. The 2006 New Designs for Growth Guidebook consists of design guidelines created with the intent of maintaining small-town and rural character in the region. These guidelines, if put into practice by the Township and/or developers, would be consistent with, and would advance the goals of, the proposed plan. Staff suggests including language in Chapter 7 that would reference the Guidebook. Language could read, for example, "Update zoning language to encourage development that is consistent with the relevant guidelines included in the New Designs for Growth Guidebook." As pointed out above, the Zoning Enabling Act strengthens the ties between zoning ordinances and plans; if the Township ever adopts more detailed zoning regulations addressing design and character issues, it will be helpful to have specific language referencing guidelines related to these issues. Some minor comments on the text: It may be beneficial to provide more detail on the steering committee that helped prepare the Plan; i.e., how many members, when it was formed, what concerns they represented, etc. Page 2-1, third paragraph: " ... the county estimates that the seasonal and day visitor tourist population (June through August) is seven times larger than the permanent population ... " This information was included in the original Leelanau General Plan (1995). However, in a subsequent update, staff was unable to substantiate the source or accuracy of this estimate, and the estimate was deleted from the General Plan. The Township might want to remove this information, since it can't be confirmed. Page 2-11, fourth paragraph: "Table 2-10 provides the Leland Township by SEY data from 1999 to 2003." ls there a word that should be inserted after "Township" in this sentence? Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-7 PC Adopted: May 2008 Board Adopted: July 2008 �Page 3-10, last paragraph:" ... operating permit in Leelanau County (Maple City). None in Leland Township." The sentence should read, "There are none in ... " in order to maintain consistent use of language. Page 5-2: Section 5.6, Other Services, identifies a number of companies providing solid waste disposal service in the Township. United Waste Systems does not operate in the Township at this time, and Cedar Disposal no longer exists as such; these companies should be removed from the list. American Waste, which is not identified in this section, may provide service to the Township. Page 5-2: Section 5.7, Leland Harbor indicates that the harbor is "the busiest of its kind." In what geographical area is it the "busiest?" In the county, state, nation, etc. Page 6-2: Section 6.6, Farmland and Open Space Preservation, references the "county level" Purchase of Development Rights (PDR) program, and indicates that the Future Land Use map "provides an overlay of the areas to be eligible for preservation, based on township criteria." The County's PDR ordinance was rescinded by action of the County Board in November 2006. The overlay referencing the PDR-cligible areas is not included in the draft master plan, but would have been necessary if the Township were able to participate in a PDR program. Language referencing the County-PDR program should be deleted or revised to reflect any other approach the Township may take to address farmland and open space preservation issues. Leland Township Notice of Public Hearing Leland Township Notice to the Public Leland Township Master Plan PublicHearing- 7 -pm. June 5, 2007 Munnecke Room, Leland Township Library 203 !:. Cedar Street Leland, Michigan The Leland . Town$hlp Planning .hglc:1 a Public Hearing Commission on the Ma'ster' Plan at · 7:00 p.m. Tuesday, June · 5, 2007, at the Murtnecke Room, Leland Township Library. -AII interested parties are invited to attend the hearing and comment on the Plan. Copies of the Plan are available for review at the Township C>ffice or Online at http://wWw.leelailaucounly.com/goverhment126261.asp: Written comments may be submitted in advance to the Leland Township Planning Commission, P.O..Box 1112, Leland; Ml 49654; emailed to lelandtownship@chartermi.net, faxed to (231) 256-2465 or delivered to the Township • offices at .112 -W. Philip St., Lake Leelanau, during business hours, or may b9_ submitted • at the Public Headng; -For additional information . contact _the Township office (231) 256.7546L E!XI. 201 . 1o+31 wm Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-8 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Planning Commission Public Hearing – Minutes LELAND TOWNSHIP PLANNING COMMISSION MASTER PLAN PUBLIC HEARING Tuesday, June 5, 2007-7 p.m. Leland Township Library Munnecke Room 203 E. Cedar, St., Leland, Ml MINUTES PRESENT: Planning Commissioners Steve Clem (chair), Keith Ashley, Gary Bardenhagen, Kimberly Brant, Jane Keen, Richard Plamondon; Attorney Mardi Black; Planner Mary Campbell, Zoning Administrator Tim Cypher ABSENT: Skip Telgard GUESTS: 17 CALL TO ORDER: Mr. Clem called the meeting to order at 7:05 p.m. INTRODUCTION: Mr. Clem noted that the draft Master Plan had been on the Leland Township Web site since early March, and that comments had been received by email, letter and word of mouth. Some comments were tied to discussions of the Bay Hill and Provemont Village developments. After this public hearing, the Planning Commission will review the Master Plan in detail and incorporate public input as appropriate, he said. The Master Plan is the Planning Commission's only product that is not approved by the township or other authorities, he said. The Master Plan is the foundation for the new Zoning Ordinance, which the Planning Commission will take on in the near future, he added. PUBLIC COMMENT Tom Evans (Leland) referred to page 8-3 (Leland Village Mixed-Use), noting that commercial use splits one block in the rectangle formed by Lake, William and First streets and the river. He asked whether the Planning Commission plans to retain the allresidential part of that block, or whether the three residential properties would become commercial. He noted that the draft indicates that additional commercial property would be discouraged on the south side of the river but takes no stand on the stretch of Lake Street in question. Gil Bogley (Lake Leelanau), representing the Lake Leelanau Lake Association, distributed a letter (on file in the Leland Township Office). He said waters and shorelines rank at the top of the township's important resources and are at the heart of the area's economy, recreation and property values. He suggested looking at the Benzie County Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-9 PC Adopted: May 2008 Board Adopted: July 2008 �Master Plan as a model for Chapter 8 to add emphasis to the importance of the waterfront residential district. Jeff Green (Lake Leelanau) submitted a statement (on file in the Leland Township Office). In Chapter 8 after Item C, he suggested adding an overlay district or a separate zoning district for the Lake Leelanau Narrows. He said the language would mirror the section that addresses Leland and Fishtown. Terry Stanton (Leland) said North Lake Leelanau and South Lake Leelanau are two different lakes with entirely different characteristics from a fishing perspective. He said the Narrows must remain navigable, especially with the inevitable increase in boat traffic. Kathy Turner (Lake Leelanau) spoke as a Leland Township citizen and as a Leelanau County Planning Commission member. She noted that a key comment from the county Planning Commission's review was that the plan should include more detail on the rationale for its recommendations. Also, the plan should be more specific about providing zoning options to meet the needs of older citizens. Ann Bagley (Lake Leelanau) submitted a statement (on file in the Leland Township Office). She said defending the new Zoning Ordinance will rely heavily on the substance of the Master Plan. For example, details of the expansion of the township sewer system should be included in the plan. She added the current plan has some good language that should be retained; for example, no sewer-induced growth. She said the sewer system should not drive development. She also recommended including appropriate parts of a handbook titled Designs for Growth. Hugh Farber said he had emailed his comments (on file in the Leland Township Office). Susann Lederle (Leland) complimented the commission and staff on its work. Mr. Clem expressed concern that the Master Plan doesn't address implementation costs or other negative effects. He added that the plan may not establish enough of a clear roadmap for the township. Also, he wondered about ramifications for the township because there may not be enough sewer capacity to support the Master Plan. He asked whether the sewer system should limit growth. He added that requiring everyone in the sewer district to hook up effectively limits what happens in the district and represents government preempting development. Ann Bagley said the basic concept of the Master Plan is reasonable growth, which means the township would not build sewer capacity for every developer who wants to make a profit. Mr. Clem said a key goal of the Master Plan is to prevent sprawl, which means growth logically would be focused near the towns, where the sewer district is located. As a result, he felt growth in Leland and Lake Leelanau will be limited by the sewer system. Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-10 PC Adopted: May 2008 Board Adopted: July 2008 �Hugh Farber said expansion of the sewer is another option; if people want it, they will pay for it. Ann Bogley said it's important for the Planning Commission and the Sewer Commission to talk about these issues. Susann Lederle said Bay Hill has its own sewer district, which adds no burden to the public. Ms. Keen said citizens would have to petition for an expansion. Mr. Bardenhagen said the sewer issue needs attention, but as part of a capital improvement plan and not necessarily within the scope of the Master Plan. Kathy Turner said the Planning Commission and Sewer Commission should meet to create a future sewer district based on where the township wants growth to occur. Mr. Clem said he felt only one side of the issue was represented at this meeting. He asked what a Narrows overlay would look like and expressed concern that a zoning overlay would go down parcel lines and perhaps even slice properties. Mr. Ashley said much residential property has been changed to commercial in the Narrows area, yet he wasn't sure anyone had invested anything in those properties since the change. Jeff Green said the rationale for a Narrows overlay could be derived from discussions on Provemont Village, which cited the beauty of the area, its importance to navigation between the lakes, and its complex and sensitive environment. Gil Bogley said the Narrows also has potential for mixed-use development. Mr. Clem said he is concerned that more people and more points of view weren't represented at this public hearing. Gil Bogley said he thought viewpoints were balanced between property rights and environmental concerns. Mr. Ashley asked why the proportion of C-1 and C-2 property in Leland is about 20 percent, versus more than 60 percent in Lake Leelanau. Mr. Plamondon said that at earlier forums, Lake Leelanau people overwhelmingly wanted more commercially zoned property, while Leland residents didn't. That's likely different now, he added. Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-11 PC Adopted: May 2008 Board Adopted: July 2008 �Susann Lederle said the fear of overdevelopment must be balanced with the issue of livelihood. She added that it's important to explain the term "limit growth," because it could create a perception that property rights are being violated. Kathy Turner said it's critical to educate the public and build consensus for the Master Plan. Susann Lederle brought up the fact that Leland Township is losing One Up Web; discussion ensued among commission and audience members. ADJOURNMENT: The public hearing was adjourned at 8: 15 p.m. Respectfully Submitted, Susan M. Buxton Recording Secretary Public Hearing minutes from February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-12 PC Adopted: May 2008 Board Adopted: July 2008 �LELAND TOWNSHIP PLANNING COMMISSION PUBLIC HEARING AND MEETING Wednesday, February 20, 2008 Leland Township Library Munnecke Room 203 E. Cedar St., Leland, Michigan MINUTES (as amended March 19, 2008) PRESENT: Planning Commissioners Keith Ashley (chairperson), Gary Bardenhagen, Vince Fleck, Jane Keen , Skip Telgard ; Planner Mary Campbell , Zoning Administrator Tim Cypher; Attorney Mardi Black ABSENT: Planning Commissioner Kim Brant GUESTS: 7 CALL TO ORDER: Mr. Ashley called the meeting to order at 7:05 p.m. PUBLIC HEARING: DRAFT LELAND TOWNSHIP MASTER PLAN Opening Comments: Mr. Ashley said work on the Master Plan had been under way for well over one year. In an effort to reflect the wishes of Leland Township constituents, a citizen survey was mailed to some 1,400 township households. More than 40 percent of the questionnaires were returned , and the responses were used to guide the Planning Commission and staff in shaping the Master Plan. Master Plan Public Comment Kathy Turner (Lake Leelanau) referred to comments she had emailed on behalf of East Leland Property Owners Association (ELPOA) members, along with comments from township residents Gil and Anne Bogley [comments available for review in the Leland Township Office]. Following is a summary of suggestions and responses (if provided): • Indicate farms that have conservation easements on map on page 6-3: Ms. Campbell and Ms. Black will research with the Leelanau Conservancy. • Establish mandatory septic tank inspection ordinance to protect water quality (Chapter 7): Ms. Keen said the township doesn 't have resources to enforce such an ordinance. Mr. Ashley said the Master Plan should reflect only what the township can accomplish . • Cite approximate Hispanic population (page 2-2): Ms. Campbell said Hispanic population would total more than 1 percent if all countries of origin were combined ; Mr. Bardenhagen said Leland School may be able to provide data . • Comment on the significance of income levels (page 2-4): Ms. Campbell said some Census statistics address this topic. • Include 2007 tax data (page 2-11): Ms. Campbell said the data will be added. • Indicate that ALS services are provided by North Flight (page 5-5): Ms. Campbell will update . • Update reference to county facilities in Leland (page 6-1): To be discussed . • Objectives/Actions (Chapter 7): Map and inventory sensitive environments; specify that native trees and shrubs be planted; add action step aimed at Leland Township Planning Commission Master Plan Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-13 PC Adopted: May 2008 Board Adopted: July 2008 �protecting the Lake Leelanau Narrows; add action step to encourage alternative energy sources; limit public and private forestry. Deferred until later in the meeting . Steve Mikowski (Lake Leelanau) said Antrim County has a Plan of Guiding Principles that merits a look. He will submit Master Plan suggestions to the Planning Commission. Terry Stanton (Lake Leelanau) said the Narrows is an area of concern to him. He said north and south Lake Leelanau are not a chain of lakes, but two distinct bodies of water. As a result, boaters and fishers want to traverse both lakes, creating the potential for heavy boat traffic through the Narrows as development continues. Jeanne Merica (Lake Leelanau) said she thinks the onus is on boaters to take boating safety classes. PUBLIC HEARING ADJOURNMENT: Mr. Ashley adjourned the public hearing at 7:40 p.m. and opened the regular meeting. APPROVAL OF MINUTES • December 5, 2007, meeting: Ms. Keen moved to approve the minutes as presented; supported by Mr. Telgard . Motion carried . • January 16, 2008 , work session: Mr. Fleck moved to approve the minutes as presented ; supported by Ms. Keen . Motion carried . REPORTS • Township Board Rep: Ms. Keen said the board is working on the 2008-2009 township budget. Also, the Leland Township Annua l Meeting is scheduled for Saturday, March 15, at the Old Art Building in Leland. Coffee will be served starting at 9 a.m., and the meeting will begin at 10 a.m. • ZBA Rep: Mr. Fleck reported that no appeals are before the ZBA . ELECTION OF OFFICERS • Chairperson: Mr. Bardenhagen nominated Mr. Ashley; supported by Ms. Keen. Motion carried . • Vice-Chairperson: Ms. Keen nominated Mr. Te lgard ; supported by Mr. Fleck. Motion carried . • Secretary: Mr. Telgard nominated Mr. Bardenhagen ; supported by Mr. Fleck. Motion carried . MEETING SCHEDULE FOR FY 2008-2009: The regular meeting schedule will be the third Wednesday of each month , beginning with Wednesday, March 19. In general , meetings will be held in the Leland Township Office and begin at 7 p.m. LELAND RIVERTOWN PROJECT INITIAL ESCROW (addition to agenda): Ms. Campbell and Ms. Black noted that the applicant should understand that the initial escrow is to cover the township's adminislralive cesls le cemplete the applicalien professional fees for Initial review to determine whether the application Is complete (amended 3/19/2008) . Once the Leland Township Pl anning C ommission Master Plan Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-14 2 PC Adopted: May 2008 Board Adopted: July 2008 �application is deemed complete , the Planning Commission would establish another amount to cover ongoing expenses associated with the application. Per the Zoning Ordinance , an escrow account must be replen ished when its balance is depleted to 1O percent of the total. Ms. Keen asked that escrow funds be clarified with the township treasurer when funds are received . Action: Mr. Bardenhagen moved to requ ire an initial escrow deposit of $3,500; supported by Mr. Telgard . Motion carried. MASTER PLAN DISCUSSION Ms. Black sa id most of her input relate to updates. Concerning comments from the Leelanau County Planning Commission , she recommended indicatin g that the Planning Commission has discussed and agreed on key po ints. She also suggested noting any deed restrictions on property controlled by the Fishtown Preservation Society because deed restrictions govern what can and cannot be done with property. In Chapter 7, she recommended numbering the action steps for ease of reference . Mr. Ashley led a discussion of documented comments, summarized as follows. Gil/Anne Bogley: Section 2.1 (separate numbers of seasonal residents and day/transient tourists): Ms. Campbell said the previous plan included some reference to these statistics, but that she could not find a source for the data . Consensus: No change . Section 2.1.2 (indicate what government offices will remain in Lake Leelanau). Consensus: Delete Natural Resource Conservation Service and BATA references. Section 2.1.3 (indicate number of "permanent" summer homes). Consensus: No way to determine; no change . Section 2.3.1 (add number who commute to Traverse City for work). Consensus: No way to determine ; no change . Section 2.3.2 (note that marina sells and repairs boats and sells gas). Consensus: No change , except to renumber sections to eliminate duplication of 2.3 .2. Section 2.6 (distinguish between "household size" and "average family size). Ms. Campbell will incorporate Census definitions. Section 3.6.2 (substitute "mandatory" for "extremely important" in last sentence). Consensus: No change . Section 5.2 (add "current sewer system is not large enough to meet even near-term growth projections"). Consensus: Add: ''The sewer system is nearing capacity , and expansion plans for the treatment facility are being explored ." In addition , Mr. Cypher suggested noting that REU stands for residential equivalent unit. Leland Township Planning Commission Master Pla n Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-15 3 PC Adopted: May 2008 Board Adopted: July 2008 �Section 6-6 (rewrite to reflect overwhelming citizen support for preserving farmland). Consensus: Comment must have related to an older version ; no change . Page 6-3 (update map to include new farms under conservation easements). Consensus: No change . Also , Ms. Keen noted that PA 116 was cut off on the map legend on page 6-3; Ms. Campbell will correct. Chapter 7: • Add mandatory septic tank ordinance. Consensus: No change. • Define "special environments."Consensus: Change to "sensitive environments." • Beef up "Community Institutions" section. Consensus: No change . Chapter 8.2: Explain "extractive uses." Consensus: Topic addressed at a previous meeting; no change . Agriculture Preserve Map: Use contrasting colors for farmland vs. good tart cherry sites. Consensus: Will be distinguishable in final plan . Kathy Turner for ELPOA: Page 1-3 • Verify statement that vineyards have replaced some cherry orchards in recent years. Consensus: Statement accurate ; no change . • Add wine-tasting as a tourist attraction. Consensus: Will add . Page 1-4: Add key. Consensus: Will add legend. Page 2-2: Add proportion of Hispanic residents. Ms. Campbell will research . Page 2-3: Update sentence concerning major employers. Consensus: Will change to : "Major employers in the township include St . Mary School , Leland Public School and numerous other businesses." Page 2-4: Add reasons for increase in higher incomes/decrease in lower incomes. Ms. Campbell will research and refine Page 2-11: Update property values and tax base with tax increases from 2006 election. Ms. Campbell will incorporate data provided by Leland Township. Page 3-10, Section 3.6.2, Paragraph 3, Line 5: Change "applications" to "application." Consensus: Will make change. Page 4-4, Section 4.2.7: • Paragraph 1, Line 4: Change "tremendous" to "extensive." Consensus: Will change. • Paragraph 1, Line 7: Change "site" to "sites." Consensus: Will make change . Leland Township Pl anning C ommission Master Plan Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-16 4 PC Adopted: May 2008 Board Adopted: July 2008 �Page 5-5, Paragraph 1, Line 5: Change to read, "Mutual aid agreements are in effect with all fire departments in the county. Advanced life services are provided by North Flight." Consensus: Will make change . Page 6-1 • Paragraph 1, Line 2: Update status of county facilities in Leland. Consensus: Text will be changed to indicate that the county courthouse and offices in Leland have been relocated outside of Leland Township. Also , the passage will note that the property will be sold for private development. • Paragraph 2, Line 3: --Delete ''with the possibility of park land along the river." Consensus: Change to "with the possibility of park land/open space along the river." • --Add description of plans/mention Cedar St. closing. Consensus: No change ; Cedar St. will close only on condition of Varley-Ke lly project. Chapter 7: Label information boxes "Objective" and lists "Action Steps." Consensus: No change . Page 7-4, Action Step 2, Line 2: Change "value-add " to "value-added. " Consensus: Will make change . Page 7-5: • Action Step 1: Include inventory and map of sensitive areas. Consensus: No change , except to substitute "sensitive" for "special. " • Action Step 8: Specify planting native trees and shrubs. Consensus: Will change to read , "encourage planting of native trees and shrubs. • Suggested New Action Step (9): "Protect and preserve the Lake Leelanau Narrows by zoning regulations such as a 40-foot setback, only one dock per 100 feet of shoreline, and prohibiting removal of any shoreline vegetation. Consensus: Add Action Step 9, to read , "Identify and protect the Lake Leelanau Narrows as a sensitive environment"; reserve any specifics for Zoning Ordinance . Page 7 -6: Change Action Step 1 to read, "Discourage development in areas identified on the Agricultural Consideration map (p. 6-4), and direct higher density. ... Consensus: Will make change . Page 7-7: • Add "Provide access to the latest technology." Consensus: No change . • Add Action Step 8, "Encourage alternative energy sources." Consensus: No change . Page 7-8: Add Action Step 8, "Consider consolidation and/or relocation of fire and rescue services." Consensus: No change . Page 8-1: • Under Conservation and Parkland heading, change sentence 1, paragraph 1, to read, "The Conservation and Parkland category includes existing parkland, as Leland Township Planning Commission Master Plan Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-17 5 PC Adopted: May 2008 Board Adopted: July 2008 �• • well as land owned and protected by a land conservancy as preserves, open to the public." (Added 3/19/08) Add park land on Future Land Use Map. Consensus: Will designate existing parks. Also , will change "pa rkland" to ''park land" throughout document. Delete Add "limited" fnJm to paragraph 2, sentence 1, to read, " ... public and private forestry." (Amended 3/19/08) Consensus: Will delete "limited" and not add "limited," but will change phrase to "public and private forest management." Page 8-2, Paragraph 2, Line 5: Add Change "are also included. " (Amended 3119108) OK as is; change optional. Page 8-3, Paragraph 2, Line 1: Change to "includes much of the existing residential development adjacent to waterfront properlies." Consensus: Will simply delete the word "lakeshore ." Page 8-4, Paragraph E, last sentence: Amend to "consistent with community's desire for residential uses of a scale" desired by the community." Consensus: Will make change ; also will delete "current owners." Page 8-5 • Paragraph 1: Add before final sentence: "integration of differing land uses." However, due to the commercial zoning of the Lake Leelanau Narrows west and norlh of the narrows bridge, this extremely sensitive and scenic area could be protected by an overlay district with regulations such as a 40-foot setback, prohibitions against removing any shoreline vegetation, and allowing only one dock per 100 feet of shoreline." Consensus: No change . • Paragraph C, Line 8: Correct typo. Consensus: Will make change . • Paragraph D, Line 1: Correct typo. Consensus: Will make change . PUBLIC COMMENT: None. ZONING ADMINISTRATOR COMMENT: Mr. Cypher asked Ms. Campbell to follow up on a discussion in December concern ing the Future Land Use Map with respect to dual zon ing on M22 south of Duck Lake Corner and creating the potential of future splits. NEXT MEETING: Wednesday, March 19, at 7 p.m. , Leland Township Office. ADJOURNMENT: Mr. Fleck moved to adjourn the meeting; supported by Mr. Bardenhagen . The meeting was adjourned at 10:20 p.m. Respectfully Submitted , Susan M. Buxton Recording Secretary Leland Township Planning Commission Master Plan Public Hearing and Meeting February 20, 2008 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-18 6 PC Adopted: May 2008 Board Adopted: July 2008 �LELAND TOWNSHIP PLANNING COMMISSION MEETING Tuesday, May 27, 2008 Leland Township Office 112 W. Philip St., Lake Leelanau, Michigan MINUTES (as amended 6/4/08) PRESENT: Planning Commissioners Keith Ashley , Gary Bardenhagen, Kim Brant, Vince Fleck , Jane Keen, Skip Telgard ; Planner Mary Campbell; Zoning Administrator Tim Cypher GUESTS: 3 CALL TO ORDER: Mr. Ashley called the meeting lo order al 7 p.m. APPROVAL OF AGENDA: Approved as presented. APPROVAL OF MINUTES-April 2, 2008: Approved as presented . PUBLIC COMMENT: None . TOWNSHIP BOARD REP REPORT: None. ZBA REP REPORT: None. MASTER PLAN Mr. Ashley asked about including the number of houses on the two lakes; Ms. Campbell is researching and wil l provide data . She reviewed the Sleeping Bear National Lakeshore Draft General Management plan as related to North Manitou Island and provided excerpts from the Sleeping Bear plan. l!he alse is leekiAg at refer:eAces te Merth MaAite1c1 eased eA excerpts frem the aleepiAg i;iear MatieAal bakeshere Draft GeAeral MaAagemeAt PlaA . She suggested including excerpts from the Sleeping Bear plan as Appendix B to the Master Plan. Additional minor changes regarding references to North Manitou Island were proposed in the natural resource objectives and action steps portion of Chapter 7 (Community Goals and Objectives), and in the Conservation and Park Land text of Chapter 8 (Future Land Use Recommendations) . Mr. Ashley asked whether ii would be beneficial for Leland Township to establish zoning for North Manitou in case the U.S. government sold property to developers. Ms. Campbell concurred and suggested a separate zoning district. With respect to the number of houses in Le land Township on Lake Michigan and Lake Leelanau, Mr. Cypher wil l check with the township assessor. Action: Mr. Fleck moved to accept a resolution (see attachment) to adopt the Leland Township Master Plan ; supported by Mr. Telgard . Roll-call vote: Ms. Keen-yes; Ms. Brant-yes; Mr. Fleck-yes; Mr. Telgard-yes; Mr. Bardenhagen-yes; Mr. Ashley-yes. Resolution adopted , 6-0. 1 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-19 PC Adopted: May 2008 Board Adopted: July 2008 �Lake Leelanau resident Steve Mikowski asked whether the plan had gone to the Leland Township Board ; Mr. Ashley confirmed. Mr. Mikowski noted this meeting's agenda did not specify the master plan would be approved . BAY HILL Mr. Cypher said Bay Hill owner McKeough Land Company is requesting the return of its $50,000 performance guarantee . Based on his review of the final conditions and inspection of the required improvements, he is satisfied that the developer is in compliance with the conditions. Mr. Cypher recommended that the Planning Commission approve the return of the performance guarantee and ask the Leland Township Board to take final action. Discussion included the fact that a $133,000 performance bond would remain in place to cover the Bay Hill sewer treatment plant . McKeough representative Kim Bun bury said the system has been installed and tested ; as soon as a homeowner hooks up, McKeough will start operating the system . Mr. Cypher said the landscape requirement will be checked with the land use permit for each unit. Action: Ms. Keen moved to recommend returning the $50,000 performance guarantee to McKeough; supported by Mr. Bardenhagen. Motion carried. Mr. Cypher noted that the board wou ld consider the matter at its June 9 meeting. BYLAWS Mr. Ash ley said he is attending a May 28 MSU Extension Service meeting that will cover planning commission bylaws changes driven by the Michigan Planning Act, which takes effect in September. As a result, this item was tabled. ZONING ORDINANCE Ms. Campbell distributed a draft of Agriculture/Conservation District general development standards with three options (GGUAty- country properties, family properties, conservation design) . The models provide for a limited number of new building sites fronting on roads. Mr. Ashley asked whether a property owner could choose one option and later switch to another; Ms. Campbell said that would be possible . Mr. Bardenhagen asked how the draft jibes with the Land Division Act; Ms. Campbell said she believes it's slightly more restrictive , but no more restrictive than now. Mr. Cypher asked whether it's legal to mandate a conservation easement ; Ms. Campbell said she believes so, but she will verify with attorney Mardi Black. Mr. Fleck noted that at the Grand Vision exercise , every group almost without exception wanted to see density concentrated in the villages and farmland preserved and open spaces maintained . Ms. Campbell said this draft aims to balance focused development and preservation of open space . Ms. Campbell asked commissioners to read the draft side by side with Article 1O of the current ordinance and note what works and what doesn 't, in their view. She noted that the draft references buildable acreage (excluding bluffs, wetlands, etc.), and that the commission needs to decide what is acceptable in terms of "buildable." 2 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-20 PC Adopted: May 2008 Board Adopted: July 2008 �Ms. Keen asked the reason for not building on steep slopes; Ms. Campbell said erosion is part of the issue. Ms. Keen said the Planning Commission could require that building on steep slopes is done safely . Ms. Campbell agreed , saying some ordinances specify extra steps for such situations. Other issues to consider are views and looks, she said , adding that whatever is decided should suit Leland Township. Mr. Cypher said it's important that definitions meet the intent of the ordinance . Mr. Bardenhagen asked what proportion of property in Leland Township has varying degrees of slope ; Ms. Campbell will check . Mr. Cypher noted that along the lakeshore in the critical dune area, the state allows up to 33 pe rcent slope . To bu ild on land with greater than a 25 percent grade requires sealed plans by an engineer or architect. Ms. Campbell said she recommends a second seal after completion to assure that the structure was built to specifications. Ms. Campbell suggested that commissioners review survey findings for the Master Plan as they study the draft. Mr. Ashley agreed and asked everyone to list the pros and cons, as well as possible rules. Ms. Campbell asked that subject areas include ridgelines, slopes, wetlands, forest areas, agricultural land and road frontage . This discussion will continue at the next Planning Commission meeting, Wednesday , June 4 (7 p.m at the Leland Townsh ip Office). Messrs. Fleck and Cypher indicated they will be absent. Mr. Ash ley said Kasson Township has a current issue with its rule prohibiting excavation for gravel mining within the 500-foot setback for a park, which in this case is Sleeping Bear National Lakeshore. Th is illustrates the need for a definition of "park" in the Leland Township ordinance. Mr. Cypher said a representative from Cherry Capital Communications likely will make a proposal to the commission this summer concerning installing repeaters on wireless towers for wifi service , creating a commercial use . Mr. Ashley said Suttons Bay School will have a tower in its parking lot and asked whether that could happen at the Leland School. Mr. Cypher responded that this is not a use by right and referred to sections 16.30 and 18.20 of the Leland Township ord inance . He added that private wind generators also are becoming prevalent. OTHER BUSINESS: None. ZONING ADMINISTRATOR'S REPORT: The complete report is on file in the Leland Township Office . Mr. Cypher noted that two variance requests w ill come before the ZBA on June 18. Two Planning Commission applications are still pending: Rivertown Leland and the Binsfield Center, wh ich has a deed restriction issue . PLANNING COMMISSION COMMENT: None. 3 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-21 PC Adopted: May 2008 Board Adopted: July 2008 �PUBLIC COMMENT Wayne Tyge (Lake Leelanau) said the commission needs to consider the impact of infrastructure construction in its discussion of agriculture zoning. This includes roads, electrical and phone service. Mr. Mikowski questioned the validity of the citizens' survey and read from a sustainable development article. ADJOURNMENT: Mr. Fleck moved to adjourn the meeting; supported by Mr. Bardenhagen . The meeting was adjourned at 9:05 p.m. NEXT MEETING: Wednesday, June 4, 7 p.m., Leland Township Office. Respectfully Submitted, Susan M. Buxton Recording Secretary 4 Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-22 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Planning Commission Resolution No. 2008-01 Adoption of Leland Township Master Plan WHEREAS, the Leland Township Planning Commission desires to adopt a master plan and has made the necessary inquiries, investigations and surveys of the appropriate resources of the township; and WHEREAS, the master plan will promote the 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 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; and WHEREAS, the Leland Township Planning Commission has noticed and conducted a public hearing in accordance with the requirements of the Township Planning Act (Public Act 168 of 1959, as amended), said hearings were held on June 5, 2007 and February 20, 2008, following distribution of the draft plan to the planning commissions of the adjacent townships March 21, 2007 and Leelanau County Planning Commission on March 26, 2007. NOW, THEREFORE, BE IT RESOLVED, that the Leland Township Planning Commission hereby adopts the Leland Township Master Plan. YEAS: Jane Keen, Kim Brant, Vince Fleck, Skip Telgard, Gary Bardenhagen, Keith Ashley. NAYS: None. ABSENT: None. RESOLUTION DECLARED ADOPTED. I certify that the foregoing resolution was adopted by the Leland Township Planning Commission at its meeting on May 27, 2008. ary ardenhagen, Secretary Lei d Township Planning Commission Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-23 PC Adopted: May 2008 Board Adopted: July 2008 �R-08-05 RESOLUTION Right to Approve or Reject the Leland Township Master Plan At a regular meeting of the Township Board of Leland Townshiif, Leelanau County, Michigan, held at the Leland Township Library Munnecke Room on the 9 day of June 2008, at 7:30 p.m. Present: Absent: Harry Larkin, Jane Keen, Mike Kirt and Steve Plamondon Nick Lederle The following resolution was offered by Harry Larkin and supported by Steve Plamondon. WHEREAS, the Leland Township Planning Commission adopted the Leland Township Master Plan at its meeting on May 27, 2008, following properly noticed public hearings in accordance with the Township Planning Act (Public Act 168 of 1959, as amended), and following distribution of the draft plan to planning commissions of the adjacent townships and to the Leelanau County Planning Commission; and WHEREAS, the Township Planning Act (PA 168 of 1959, as amended) provides for the Township Board to assert its right to approve or reject the plan; OW, THEREFORE, BE IT RESOLVED, that the Leland Township Board hereby asserts its right to approve or reject the Leland Township Master Plan. ADOPTED by roll-call vote as follows: A YES: Harry Larkin, Jane Keen, Mike Kirt, Steve Plamondon. NAYS:None. ABSE T: Nick Lederle. RESOLUTIO DECLARED ADOPTED. STATE OF MICHIGAN ) ) ss COUNTY OF LEELANAU ) I, Jane M. Keen, Clerk of Leland Township, Leelanau County, Michigan, do hereby certify that the foregoing is a true and complete copy of a resolution adopted by the Leland Township Board at a meeting held on the 9th day of June 2008, the original of which is on file in my office. Public notice of said meeting was given pursuant to and in compliance with Act 167, Public Acts of Michigan 1976, as amended. Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-24 PC Adopted: May 2008 Board Adopted: July 2008 �Leland Township Board Resolution of Adoption RESOLUTION Leland Township Master Piao Approval At a regular meeting of the To·wnship Board of Leland Township Leelanau County, Michigan, held at the Lel11Dd Township Library Munnecke Room on the 14\fi day of July 2008, at 7:30 p.m. Present: Supervisor flatry Larkin, Clerk Jane Keen, Treasurer Mike Kirt, Trustees Nick Leder~e and Steve Plamondon. Absent! None. The following resolution was offered by Steve Plamondon and supported by Nick Ledede. WHEREAS, the Leland Township Planning Commission adopted the Leland Township Master PIB.n at its meeting on May 27, 2008, following pi:operly noticed public hearings jn accordance with the Township Planning Act (Public Act 168 of 1959, as amended), and following distribution of 1he draft plan to planning commissions of the adjacent townships and to the Leelanau County Planning Commission; and WHEREAS, the Leland Township lloard on June 9, 2008, assorted its right to approve or reject the plan in accordauce with Township Planning Act (PA 168 of 1959, as amended); NOW, THEREFORE, BE lT RESOLVED, that the Leland Township Board hereby approves the Leland Township Master Plan. ADOPTED by roll-call vote as follows: A YES: Larkin. Ledede, Plamondon, Kirt, Keen NAYS:None ABSENT: None RESOLUTION DECLARED ADOP'I'ED. STATE OF MICIIlGAN ) ) ss COUNTY OF LEELANAU ) I, Jane M. Keen, Clet:k <,f Leland Township, Leelanau County, Micb.lgan, do hereby certify that the foregoing is a true and complete copy of a resolution adopted by the Leland ToWl'lSbip Board at a meeting held on the 14th day of July 2008, the original of which is on file in my office. Public notice of Said meeting was given pursuant to and in compliimce with Act 167, Public Acts of Michigan 1976, as amended. d,__ ./~, ~-Je/,f M. Keen, Leland Township Clerk Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-25 PC Adopted: May 2008 Board Adopted: July 2008 �Copy of transmittal of adopted plan to adjacent Townships and Counties M. C. Planning & Design Community Planning Site Planning Landscape Architecture Letter of Transmittal If transmitted items are not as noted. notify writer immediately. To: Adjacent Townships and Counties Date: September 2, 2008 Transmitted By: _L Regula r Mail Attn : Clerks and Planning Commission Chairs Hand Delivered RE: Leland Townsh ip Master Plan -Adopted Other. Overn ight Delivery Picked Up By: We are transmitting _ 1_copy(s) of the following: __ Certification for Payment No. Discs Prints Specs. __ Change Order No. Drawings Product Literature Tracings Samples Work Orders No. Field Measure Plans Construction Change Req. No. __ Copy of Letter X Other: For your: Adopted Master Plan for Leland Township Action Approval Remarks: __ Shop Drawings Plans __ As Requested Distribution X Information Review/Comment Records /Files Signature Use As per the state planning statutes, I am transmitting the adopted plan to you on behalf of Leland Township Planning Commission. If you have any questions please call me at (231) 487-0745. Thank you for your attention to this matter. Job No. LEL By: Mary H. Campbell, ASLA, AICP cc: Susan Buxton , Recording Secretary Jane Keen , Leland Township Clerk Phone: (231) 487-0745 504 Liberty Street Petoskey , Ml 49770 Fax (231 ) 487-0746 E-mail: mcampbell@mcplann ingdesign.com Chapter 9: Implementation Strategies and Plan Adoption Leland Township Master Plan – Update page 9-26 PC Adopted: May 2008 Board Adopted: July 2008 �Appendix A Citizen Survey Findings �Leland Township Citizen Survey Findings The Leland Township Planning Committee, in association with M.C. Planning & Design, conducted a citizen survey during January 2005. The survey was conducted as part of the Township-wide master planning process. The survey was mailed to 1470 households or property owner households. A total of 614 surveys were completed and returned, for a return rate of 41.8% percent. This is considered to be a very good response rate for a mail survey. The summary of the findings is presented on the following pages. A number of demographic questions were asked. Approximately 73% of the respondents have resided in Leland Township for more than ten years. Slightly over half (52.1%) of respondents indicated they are registered to vote in Leland Township. A. Growth Management Growth Management Goal of no growth Growth encouraged 4.5% 12.0% Growth take its own course 11.5% Planned and limited growth □ Growth encouraged ■ Growth take its own course □ Planned and limited growth □ Goal of no growth 72.1% 72.1% of all Township Survey respondents would prefer planned and limited growth in this area. 11.5% respondents would prefer to let growth take its own course in this area. 12% respondents would prefer a goal of no growth. Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 1 May 2005 �B. Housing Survey Question/ Statement The mix of housing in the Township meets the diverse needs of the residents. (N=586) Adequate affordable housing is available in Leland Township. (N=584) Accessory apartments should be allowed whereever residences are allowed (N=566) Survey Question/ Statement In rural (non-waterfront) areas of the Township do you support clustering of several homes close together on smaller lots, in order to protect the majority of the site as open space? Strongly Agree & Agree Disagree & Strongly Disagree Neutral Uncertain # % # % # % 227 38.7 196 33.4 163 27.8 132 22.7 304 52.1 148 24.1 126 22.3 328 58.0 112 19.8 Support/Somewhat Support Do Not Support Not Sure 387 65.7 160 27.1 42 7.1 In rural (non-waterfront) areas of Leland Township, do you support clustered housing, even if the general 295 public has no access to the development’s Open Space (N=585) 50.4 235 40.2 55 9.4 (N=589) N=number of respondents answering the individual question, with percentages based on number of respondents for the specific question. Note percentages greater than 50% are bolded for ease of interpretation. There was not a consensus among the respondents regarding the adequacy of the existing housing mix in Leland Township. C. Land Use and the Environment Leland Township should work to preserve…. (Strongly Agree and Agree responses combined) Open Space 82.3% Township should buy land for Open Space 56.5% Township should buy only if available for public use 54.0% Open, Undeveloped Shorelines 79.7% Important to slow conversion of farmland to residential or other developed uses 75.9% Ridgeline development should be limited 72.3% 45% Disagree or Strongly Disagree with supporting the purchase of land if it is not available for public use. Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 2 May 2005 �54.9% of respondents are willing to contribute financially to purchase land. Which best describes what Open Space means to the respondents (ranked 1-6) 1st Scenic Views 4th Farmland nd 2 5th Wetlands Forests 3rd Pastures/Meadows 6th Parks, Sports Fields Note: With this ranking, several respondents felt that all of the choices were equal in what the considered open space, so marked all responses as their first choice, or ranked several responses equally. What Role shoud the Township take in farmland and/or Open Space preservation? PDR 13% TDR 1% Other 6% □ Active ■ Passive Active 59% Passive 21% □ PDR □ TDR ■ Other Note: 561 valid responses received for this question. D. Economy Where do you work… Retired 39.5% Outside Northern Michigan 25.0% Leland Township 15.6% Northern Michigan 15.6% Not Working 4.1% Out of the 404 respondents that answered this question, 76.7% believed there are NOT adequate full-time employment opportunities in the area. Also, approximately 65.3% of respondents for this question indicated there are adequate part-time employment opportunities in this area. Is the current mix of business adequate in: Leland – Yes (63.9%) Lake Leelanau – Yes (59.1%) Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 3 May 2005 �E. Services Are these services adequate…. (Strongly Agree and Agree responses combined, where level of agreement greater than 50%) Road Maintenance 87.8% Park Facilities 65.7% Services that did not receive greater than 50% level of combined agreement are detailed below. 68.6% of all respondents would not like road improvements accelerated at their expense. 45.1% of respondents indicated sidewalk maintenance is adequate and another 37.3% responded neutral/uncertain. 41.2% of respondents indicated the sewer district should be expanded to include the area surrounding N. Lake Leelanau, however 32.1% responded neutral/uncertain and 26.7 percent disagreed. o 59.7% of the responding N. Lake Leelanau property owners would NOT support a special assessment for such a sewer expansion, 40.3% indicated support for such a special assessment. 49.7% survey respondents were neutral/uncertain regarding the Cemetery facilities, 36.6% agree the cemetery facilities are adequate and 13.7% disagree with the adequacy of the cemetery facilities. F. Community Image How do you feel about these policies or statements…. (Strongly Agree and Agree responses combined) Limit tall and/or massive buildings 88.4% Preservation of scenic rural roads 87.5% Preservation of historic buildings 79.6% Architectural controls for new development 69.6% Stricter sign regulations 65.6% Lighting standards to protect the “night sky” 63.5% Utility lines should be buried in “downtown” 59.9% Allow Wind Turbine Generators (WTG) 55.9% Statements or policies that did not receive greater than 50% level of agreement are detailed below. Need for additional parking downtown is closely split with 39.6% agreeing, 36.4% of respondents disagreeing and 19.9% neutral/uncertain. Need for standardized hours for downtown businesses, was generally not favored as indicated by 45% of all respondents disagreeing, 28.7% neutral/uncertain and 24.5% agreeing. Cellular towers should be encouraged in the Township, a split response with 33.6% agreeing and 28.9% of residents disagreeing and 21.2% neutral/uncertain. Need for noise regulations were agreed with by 39.8%, while 32.5% were neutral or uncertain, with the balance of respondents agreeing. Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 4 May 2005 �Need for additional sidewalks was generally not favored, based on the following responses for: o Leland – 43.6% disagree, 33.6% neutral and 22.7% agree. o Lake Leelanau – 39.3% neutral/uncertain, 35.4% disagree and 25.2% agree. G. Demographics How long have you lived here and/or owned property here? Length of Time Lived in Leland Township Owned Property in Leland Township Do not live/own property here 5.7% 0.2% 0-4 years 7.9% 9.3% 5-10 years 12.9% 19.3% 11-20 years 18.5% 24.2% 21-30 years 12.6% 14.5% 42.3% 32.5% Longer than 30 years Note: Due to rounding, percentages may not sum to exactly 100%. 48% of the survey respondents are year-round residents of Leland Township. 50.2% of the survey respondents are registered voters. Number of residence During which months do you typically reside in Leland Township? 600 500 400 300 200 100 0 - - Jun Jul ~ ,-.,__ -r-.,_- --1 ALL Jan Feb Mar Apr May Aug Sep Oct Nov Dec Months Rentals -11.9% of the survey respondents rent or lease their Leland Township home to others. Nearly half of the rentals being by the week or day. As is typical in northern Michigan, the majority of the rentals occur June through September. Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 5 May 2005 �Which best describes the location of your Leland Township Property? 350 300 250 200 150 100 50 0 Shoreline Rural setting Farm Leland Lake Leelanau Note: Property location question requested respondents to indicate all that apply, so the sum of the categories exceeds the total number of respondents. ,-,-- ,...- ov e of th e ch on e N w /s ab ild re n al - ol ag e fe ss io n ch o ad e Tr Pr o sp er so n et ire e O ~ ~ ea l El ec te d ev el o Es ta te /D R ffi ci al r - Em pl oy ee r, pe s ac re - Fa m ily R O w ne ro f> ss 20 O rm Fa Bu si ne rn - =n r-n-w ne r 275 250 225 200 175 150 125 100 75 50 25 0 er responses Affiliations of Survey Respondents Note: Affiliation question requested respondents to indicate all that apply, so the sum of the categories exceeds the total number of respondents. The high percentage of retiree respondents is to be expected in a township with a median age, which is over 9 years higher than the statewide average. Leland Township Survey –condensed summary Prepared for the Leland Township Planning Commission by M.C. Planning & Design page 6 May 2005 �Preservation (open space, farmland, community “as is”) comments (34) Encourage open space preservation and clustered home with limited density (within reason) I feel that this survey is primarily directed towards Farmland Preservation and I don't want to be taxed for this concept. Farmland Preservation should be funded by private money. Our taxes are high enough for the required services. I am a downstate part-time resident hoping to retire and spend 6 months a year living there. We love the character of the area and that any development is done in a way that doesn't change the beauty and charm of Leland or surrounding area. The only thing I would like to see is a Health club nearby as I enjoy a work out regularly. Stay out of land preservation!!! There are probably more NON-VOTING property owners in Leland Township than property owning voters. Stay out of the Property Tax Issues for land Preservation. Thank you for asking - and may you all continue to love "Leland" & do for it the very best!! This area is so PRECIOUS and UNIQUE in its beauty and needs to be treated with the utmost in planning and care. This is WHY people come here. We are obligated to preserve this beauty to ensure prosperity for our children. Leland has been very good to us & we should return the blessings. Regarding your sections A<B<C<& D, I believe a mix of mostly rural and farmland with some regions of single family homes clustered around smartly done commercial projects are the right approach. I do not believe that farmland should be subsidized by taxpayers but rather made profitable and desirable by local commerce. I think a tourism-based economy is a nice compliment to the agricultural, construction and TC commuter population. The largest problem I see is that the tourism is only 3 months. If commercial projects, which would develop a more seasonal tourism, were allowed, the economy would be more solid. I strongly believe in having B & B type lodging and small and unique restaurants as opposed to hotels and chain restaurants. This maintains the character and quality. The question of preservation of land, from my understanding, is a prime objective of the conservancy. It would seem that township activities and direction should be co-coordinated closely with their efforts. Duplication of effort by the township could be counter-productive and more costly to the taxpayers of the twp. The tremendous charm that Leland & the township represents to owners, visitors, it all must be maintained. We have one of the world's most beautiful natural assets. All care should be made to preserve & maintain this gift!! I contribute to Leelanau Conservancy and suggest strong cooperation between the conservancy and your commission in protecting the treasure we have. I am sure they need your help in preserving the gem that is Leelanau Township. Tall buildings, office, factories, parking lots, real estate developments will ruin it for everyone. If that is what some desire, I would suggest Traverse City - a very nice city - or downstate. PLEASE WORK TO PRESERVE THIS AREA. I hope Leland will preserve its "small town" character and not allow massive condo developments as is happening in Suttons Bay. The best thing about Leland is that it is the one thing in life that doesn't change. It is pure predictable and peaceful. That must be maintained. It’s the last unspoiled part of the country. Preservation of that should be paramount. Leelanau County is a treasure that needs to be preserved at whatever cost! Growth is inevitable but it can and should be controlled and limited so that many future generations can enjoy the natural beauty and remoteness of "The County"! We respect the needs of local full time residents but feel development should be geared to protect the natural beauty and natural resources of the area, principally tourism. We support the purchase of pen area to reserve this. Leelanau is a magical place and we would like this natural beauty managed while meeting the needs of the local residents. Our visitors are impressed with the simplicity and integrity of Leland as well as the surrounding area. We have been coming to Leelanau County for 42 years and fell in love with the beauty of the area. After retirement, we bought a place in Leland. We hope it stays as is for a long, long time. My family has owned property in Leland for over 100 years. I am over 70 and have spent time there my entire life, as have my children and grandchildren. I want the area to continue to be maintained as the most beautiful natural area it has always been. I would like to see the township officer incentives to land owners for participating in positive programs like farm land preservation (purchase or lease) Open space preservation, incorporation of affordable housing in building projects, etc. �Preservation (open space, farmland, community “as is”) comments (34) I have loved Leland for 60 years…. my mother rented the "orange crate" cottage at entrance to Indian Woods in the 1940’s My whole family LOVES Leland. As for me, I'd like it to Stay Casual and not particularly overdeveloped. But I realize there is a summer time over-crowding and a scarcity of employment for many in winter. But we all ADAPT... and I think many are living here year around as I might do in future.... but no promises. I do NOT wish to see Leland over-regulated like some big city. We own property and enjoy the area as it is (and have been for many years). Too much growth and (obvious) development will diminish our desire to be land/homeowners in the area. I realize that a goal of no growth is unrealistic. But in my heart of hearts, that’s what I want. Third generation summer people. I think we should keep the county the way it is. We'd like to see slow, thoughtful growth, which preserves the character of the region. The attractive nature and true value of Leelanau is its historic rejection of "Pell Mell" development and the conservation of its scenic beauty, which is currently threatened and continues to be with greater frequency. The conservancy can't buy everything - the township HAS to strictly limit and enforce ANY development that threatens the unique quality of L.T. Plan - Do not buckle under to the developers, and lose the incredible beauty and character of the county We purchased our land because of the natural beauty. Please don't become Bay Harbor, Petoskey or Harbor Springs. The peninsula is all we have left. It is the Jewel of Michigan!! Preservation of historic buildings, not the courthouse!! Leland and the surrounding area is so beautiful, lets try and keep it that way. We love the Leland lifestyle…. refinements should be just that and improvements subtle. We would hate to see the area become too busy and too "fancy” We love the simple charm of the area and hope that it stays that way…. I would like to see TIMBERING limited to encourage mature tree growth. Indians are a wonderful resource in the area - much to offer in terms of environmental preservation, etc. The cooperation of Tribal & County Law Enforcement is awesome. More reciprocating needs to be developed. Why were schools not addressed? Place utility lines buried in downtown only if old trees are NOT disrupted. Do you support the conservancy? We are currently members of the conversancy and support projects that are important to us. Do you work with them? To preserve farmland would be willing to contribute on a pledge basis? Does this take over what the conservancy is doing? The economy portion needs to be researched in order to give an intelligent answer. Community image, what kind of architectural controls? I support an effort to preserve the existing nature and character of Leelanau County. I would like to see the villages support residential expansion - vs. being an obstacle to new development. This could slow down site development on rural land. Before I support any active government involvement in land purchase for "preservation" specific regions, zones, areas or corridors should be clearly identified and prioritize. The RANDOM acquisition of property is worthless! Encourage/assist in preservation by not penalizing or give tax break to those who do preserve. But, you can't use tax dollars to acquire land. Purchase development rights, not at taxpayer’s expense, let conservancy do it. We love the charm and "artiness" of the area, roadside stands and the general pace of life here. Let's not turn it into "downtown urban sprawl!" Keep as much gorgeous open space as possible!!! Thanks for your efforts!!!!! Leland and Lake Leelanau are both historic in nature and should be protected from the profiteers who could care less about our precious peninsula. Suttons Bay is a perfect example of how not to protect our village assets especially our people. We don't have to let our villages be overrun by the developers!!!! Leland Township cannot possibly satisfy the wants/needs of all its residents. Maintaining the township's character should be the primary focus. The sprawl (downstate/out state) that compels people to seek refuge "Up North" is now as close as Traverse. Without controls, time is running out for the ": Lelands" of the North. The Leelanau Conservancy is leading the area in a wise direction, I support them cheerfully. �Development comments (33) Limited Growth (17) Stronger efforts need to be made to stop developers destroying out township; they have raped Whaleback & Hoeft Rds. What will you like the "Bunburys" from let happen next before you pass legislation to stop their type of development from happening? You need to look at the KEEWANAU COUNTY efforts to save their area from becoming the next suburb of Detroit! Thank you very much for the opportunity to complete this survey. I appreciate the fore- sight and organization it likely has taken the board to compile questions and so on for opinions. It feels extremely important to my family and I that development and growth be closely and wisely monitored. We believe that many vistas both inland and on the water have been compromised by homes built on the tops of hills. In many cases in our country - homes are no longer permitted to be built on hilltops. Consider please following suit. In addition, the large marina "project" which was thankfully halted should be outlawed in our waterways. I could not imagine how a development or business like that would have contributed AT ALL to our existing community. It would not offer affordable housing or jobs to yearround resident. When asked about all of the new development, I ask myself how would it benefit the community as a whole? The community here and the township board and elected officials have the privilege, voice and power to move into the future with a progressive AND positive vision. There are many ways to grow and it does not have to be equivalent to being bigger or having more. Leland Township needs to protect its beautiful shorelines and ridgelines by regulating where and how development can occur. You can't stop development - encourage good-high quality homes, zone for small lots; don't cut up the landscape with 5 to 10 acre parcels. Since growth in inevitable, planning is vital. And planning regulations should have teeth in them & no loop holes With architectural restrictions, you can "mask" cell towers as fir trees. Limited, planned growth in Leland Township is critical for continued success of this area. Growth is inevitable in Leland Township. Managing that growth is essential if we are to preserve out natural resources and our rural characters. This is a beautiful area. We moved here from IL/Bahamas in 1992 because of the rural area and wonderful people. Growth will ALWAYS happen, it is necessary for a decent local economy. However, to allow excessive development will destroy the reason most of us love Leelanau county. I am against "over" regulation by the government, ANY government! I believe in striving for quality development in and around the villages - while allowing pockets of ww-income development for wwincome families as a means of supporting business growth! Would like more vineyards and bike paths developed. Definitely favor slow controlled growth, preservation of open land. Some limits on hilltop properties and certain hills and ridges not to be developed. We as a township should a) stop sprawl by purchasing development rights, purchasing land outright, encouraging new building IN Leland by allowing the old 50 ft lots to be built upon, simply NOT ALLOWING density like the subdivisions just east of Duck Lake Corner (yes, we'll have to pay a team of lawyers no doubt, but the alternative is destruction of this place), etc. b) spruce us our parks, beaches, all of our public places. We need a millage to do so. Perhaps Leland Harbor could be completely redone, purchasing Lake St. to remove the parking problems there. What a view! More Cars!!! There are lots more, but that will do for the moment :) I am a firm believer in clustered high-density projects that will address our future population growth. My feelings on higher density, is to increase the total number of dwellings per acre. But pushing this park idea defeats real density. I feel it is critical NOW to have a township plan for growth, development - a flexible well thought out plan - to protect what we all know and love about our spot in this world. Leland Township. I oppose big developments/subdivisions. Residential areas should be near towns. Best definition for "open space" is area free of roads and houses, preferably in "natural" state. Land no longer farmed, should be restored. We have too many "open fields” Change in taxation for farmland? Leelanau County is a unique agricultural area for many crops. Once farmland is gone, it may never be farmed again. �Development comments (33) Farmland should be taxed and assessed as farmland - even if transferred to new farmer. Willing to support tax incentives to keep land in farming, or at least no penalize farmers with high taxes "highest best - use” Lake Leelanau could benefit from zoning. Marina in town not appropriate. Additional cell towers allowed in township, ABSOLUTELY NOT, WTC allowed YES!!! Strongly support development of new housing within existing villages (especially Lake Leelanau) as opposed to subdivisions in existing farmland. Empire (neighbor) project is a good model. "Walk able" communities are IDEAL Decision to allow county courthouse on farmland - away from a village center was a poor decision. Ed McMahon's writings are an excellent resource for planning. I understand the concern over haphazard development. This can be avoided w/common sense growth management that is not too restrictive. Buying farms will not be a long tern solution, unless the peninsula is to become one huge government controlled "park". Sensible economic development is the only way to attract people, increase property tax base, therefore keeping property taxes affordable for ALL residents. 10-acre minimum should be placed on rural land. Allow 1/4-acre lots near villages. No Growth (10) Stop allowing people to build whatever they please, wherever they want, however they want. Set new limits, its getting disgusting and disgraceful…Who is in charge of this? Crying out loud…. do we want to look the same as Grand Rapids? Stop these rich fools from building HUGE homes in Leland City limits…. send them to Suttons Bay!! Standardized business hours, how are you going to get a breakfast place and a grocery store to wait until 10:00 am to open? I'd like to see that. I feel Leland Township is being destroyed. One eye sore is the house being built across from Riverside. It's a beautiful home, but its monstrosity has ruined the little dead end road of old, old cottages. If Fish town becomes condos, Leland will die. Guaranteed. There are more and more developers moving up here destroying properties to fill their wallets, than they go on to the next town. I am not against growth; let's just not let it go too far. We/I think this questionnaire is such a good idea. Wish the county commissioners would also pay attention! If Leland Township and/or Leelanau county keeps the current growth of subdivisions/developments, the very reason that people are attracted to the area - the scenic views, farmland, open vistas - will be lost. We will become just a suburb of Traverse City requiring bigger, better roads, etc, etc. I would like to see a goal of no growth in the area, but I'll have to settle for less. This is a good idea. Boil it down, and do it again and again and who knows, it might even make a difference. We need to be aware of the clustered creep that’s going on all around this once beautiful township with lack of architectural control and regulations. The road signage is beyond a joke!!! (both road commission and other signage). Leland use to be a gorgeous Christmas Village - our Christmas decorations are nothing more than tired cut x-mas trees lying along side buildings. Light the curb trees again!! Ok here we go: Clustering people here <-- saves --> open space here. Higher density on MUCH smaller parcels. We need to get 3-4 houses, on appropriately zoned areas. PER ACRE. This would mean the new master plan would have to greatly expand a "cluster/high density zoning” Back off on the "mandated open space" within a development. Put houses there. Look back to the layout of small city’s Your new vision is going to price out everyone except the wealthy. You are the local township not the property police...because the population of the US is going to double in a short period of time. Logically plan for that. Not by using more and more regulations as a tool to limit density and keep you rural. Developers have ruined South Florida. They are only in it for profit. Don't be fooled by their projections and promises. I can see they are swarming - don't give in. You can't bring back what is destroyed by unscrupulous profiteers. �Development comments (33) Growth management is impossible. NO PUDS!!! In the land use and environment section, why exclude waterfront?? Clustered housing "not in my side yard” Ridgeline development should be limited, hide the houses. Open space preservation, the township is part of the problem. Example Acme, Elmwood, etc. To preserve farmland, In our dreams - these involve BIG BUCKS. Farmlands, need to following zoning. Road Commission, stop-cutting shoulders. Why are additional sidewalks needed in just Leland and Lake Leelanau? Additional parking downtown, what downtown??? All of them need creative planning and implementation. Standardized hours of operation. WTG allowed, NOT IN MY AREA. All the townships should deal with the County Road Commission. This survey reflects MY VALUES If subdivisions are continued to be permitted: the name of the subdivision should correspond in SOME WAY to the area - anything else further cheapens the landscape. To call a sub "Monterey Hills" is ludicrous! Monterey is in Calif! "Emerald Hills" by GT Mall is neither green nor hilly. "Bahia Vista"…oh come on. Are they marketing to the migrants? I doubt it. Rules should include an absolutely onerous trust fund be set up for the perpetual maintenance of the "sign" so that they won't put one up! Generations of humans found their way home without some McDonald's sign out front of their neighborhood. Towns like Senora, AZ are able to control & regulate the way they grow & look - why do our officials continue to hide behind positions that they cannot? Finally - what good is all this Master Plan Stuff if it is ignored like it was for the jail???? I, certainly hope that Leland Township doesn't put in 1000's of condos, as has Door County, WI. Are family farms having as much trouble there as here??? Encourage Growth (6) Growth of moderate priced homes & business - friendly environment is absolutely essential to future viability of the area: Plans must allow for this by recognizing the economics of land use & business development. For example, higher density development in and near villages, with sewer provided, could encourage moderate priced housing supply. Tax abatement for new businesses, or expansion of business, designated commercial and industrial areas for growth. Allow development that will not change the overall look and feel of the township. Take care of what we have. Protect property values. Give the residents a return for their taxed paid in good quality service. Growth is good for our community and economy. We need to encourage prosperity but with guidelines on how we would like it to develop. It is important to remember the people who work in our seasonal business need affordable housing in the town where they work. Keeping the beauty and charm of our county is important, but we need to be able to live here as well. Stop trying to restrict growth. Don't listen to these people whom have their 100' on the lake and want to tell everybody else how to live. If they can build on a 100' ft wide lot then everyone should be able to build on a 100' wide lot whether its on the lake or in the middle of a farmers field. Would prefer planned appropriate growth. Would be willing to give financially depending on who would manage it. I am totally in favor of planned growth that ties in with the area. View subdivisions on top of hill does not do this!! Most of lake landowners will fight this forever more. �Township Government and Zoning Comments (25) Township Government (12) Current township board (Jane Keen excepted) really is short sided. Larkin's agenda is his own - not Leelanau's or Leland's. One of these days, maybe we'll get a board that understands we are all on the same side. For a long range vision the township should look at ways to acquire the property on Lake Street bordering the harbor, for long range planning for future expansion of the Harbor. Township is putting fingers in too many pies. Keep it simple. Just give good services that we have. No one wants a lot of government rules and regulations that cost a lot of money. The more government the more money wasted on studies and more studies and then the commissioners just do what they want anyway. It's a waste! Many of these questions about land use need to be qualified. Where should zoning apply and where and how should public ownership exist? What private public avenues should be promoted? What similar activities for ideal land use have been instituted and were successful? This is not the best-prepared survey I have seen. (1) Steve Clem should be "demoted" to BOARD ONLY (2) new chair should be a stronger leader and not violate the open meetings act. (3) Dick Lederle is TRIVIAL. A "different" twp board member should replace Lederle. (4) The township board $ over budget situation is due to items 1,2,3 above. Larkin needs to act now in time for the new look @ P&Z On the Master Plan: Our current Master Plan was drafted after much public input and hard work by the drafting committee. I remember people talking about light pollution (then a new concept) at those meetings. Residents had a clear idea of what sorts of evils they wanted to avoid as the township grew. Years later I found myself in front of the Township Board asking why this same Master Plan and the zoning laws that it generated were being ignored by the board when it approved new street lighting for Lake Leelanau. The prevailing attitude seemed to be that the Master Plan was just a document for the shelf, not something to be studied or heeded. At one point I heard the comment “Well, we can’t tell people what they can do with their property!” and I wondered what the point of having zoning or a Master Plan is, if we are too gutless to enforce any of it. So here we go again. Is this another waste of taxpayer time and money? Are we going to demand of our elected officials and ourselves the discipline that it will take to preserve even a little of what made Leland Township attractive in the first place? Are we going to look beyond the buzzwords and our preconceptions to find solutions that fit our township and our lives? The key to improving the general economic environment in the township in my view, is to encourage nonseasonal economic growth - to the extent this is possible, and then augment this with more affordable, non-seasonal, family housing to give year round families affordable housing opportunities, to go along with jobs. I also think efforts to bring/increase non-summer visitors would help as well to spread out and increase tourism spending in other seasons (besides the 10 obvious weeks in summer). Lastly, zoning changes that subsequently permit large ridgeline developments, such as the one that will soon be build between Leland and Lake Leelanau SHOULD NOT be allowed. Rules related to building do not seem to be applied universally. It is apparent based on new and existing structure remodels. Quit expanding government and those costs associated without taxpayer approval. Fix what's broken before creating new. I hope these comments help to provide some perspective. �Township Government and Zoning Comments (25) Zoning Issues (13) Let zoning of 80's do its job - don't change any zoning but let existing zoning unfold and go with it. Need to get more business of 3rd or 4th generation county residents into government who are more conservative & have Leland Township's future at heart. Zoning Administrator has too much "power” i.e.: there is nobody of government checking his decisions/opinions. Several sites seem non-conforming. ZBA should render more opinions In several cases too much of the lot is occupied by the building. The Leland Township zoning board has not enforced its own zoning laws in the years past. Many of these questions about township ownership (of land etc.) imply a completely new role for the township. On zoning, the 17' height restricting on unattached buildings makes almost impossible to build a building with a 10' ceiling and have a pitch that will support the snow loads in the winter. I have heard that there is an ordinance that requires trailers and motor homes and some types of equipment be stored inside. With this 17' limitation, it’s impossible to build a building that will accept these items. This also encourages the low shed looks of out buildings that architecturally are not attractive. Strict zoning needs to be created and enforced. Zoning needs to be consistent. Enforced so that we don't see multiple family housing and/or zero lot line development along the shoreline or vistas of North Lake Leelanau. The town of Lake Leelanau is depressing and needs to get a plan or go away. Ridgeline protection (There are successful ordinances on this) Stick to your guns, one house on 10 acres, or 8 clustered houses on 80 acres, NOT50 houses clustered on 80 acres, would go a long way to keeping Leland Townships quality environment. When all these people started moving here 60 - 70 years ago, they were welcomed with open arms. To try to stop people moving here and building homes is not realistic. So, those folks who now have moved here should not stop others from finding homes here. Cut out the restrictions and the jobs will come with the people. Regulation of business (other than through normal zoning ordinances) is NONE of the township's business!!! "Supply & Demand" will provide what is needed. WATCH OUT!!! If you control the area TOO much, you will drive away business and then Leland will be a ghost town. This survey scares me with the abundant use of the word "regulation". Let the market and the people decide about the regulations. On elected councils who regulate, create hostility and are bad for the community. Be sure to look at the economic implications of EVERYTHING you do - especially the "environmental" The character of Leland Township is already established as upscale residential surrounded largely by fruit farms. This is so because of the attractive Lake Michigan shoreline, largely build able, and N. Lake Leelanau surrounded by homes. As for the farms, the weather is conductive to fruit trees and grape vines. The township location well up in the finder isolates it from most commercial development not directly related to its residents and visitors. All planning should take these basic facts into account. If we are receiving enough tax revenue to properly support our school and maintain our roads & streets, we should do all we can to limit new building. I would contribute $$ financially only if it were levied (and give these funds to Leelanau Conservancy!!!) on all Leland Township residents by millage APPROVED, by majority vote. �Sewer Comments (18) The sewer around lake should be mandatory - one of the county's top priorities A sewer system is necessary in Lake Leelanau and along the 204 corridor. The Leelanau county Health Dept has been made too restrictive as far as septic allowances, as authorized by the commissioners. Leland Twp sewer system should be metered on usage. Build REAL gravity flow sewers - no short term Leland type foolishness Protect the lake, start testing septic systems now! In my neighborhood we have fully 1/3 of the residents using defective-polluting septics, everybody knows but don't want to spend the money. Unfortunately, the "sewer district" has no sewer, only a holding tank. It needs a proper system and one with the ability to expand as needed. It’s a knotty problem given local land use, suitable location & distances involved. The sewer district should be expanded to include the area surrounding N Lake Leelanau, this should have already been done the 1st time. I live on the narrows and am on the sewer system, and like it We need to ensure Lake Leelanau does not become POLLUTED! The biggest issue for us is to have all homes connected to a sewage treatment facility - not holding tanks or septic fields. This is critical & must be dealt with! A sewer system is desperately needed around Lake Leelanau. Current septics are polluting the lake and new construction septic options are too limited. Start now to keep the lake clean. The sewer question needs a modifier: A properly planned and run sewer is desired, not similar to the current Leland project. My husband and I own 2 homes in Leland Township. Our cottage on Lake Leelanau, 1 mile south of St. Mary's Church, NEEDS to be on the Leland Township sewer system. The septic tank needs replacing. Our options are limited. Please consider those of us IN LELAND TOWNSHIP NOT IN A TOWN - BUT CLOSE IN. So much attention is given to Leland Sewer system is a joke since the biggest polluters along the lakes aren't even hooked up to it. Need a different type of sewer system. We agree with the sewer expansion, but would like a cost analysis first. We live on South Lake Shore Drive and would love to have sewage lines. Our septic system is old - we have tried to replace but with new standards and amount of water that runs through our property in the spring it is impossible without having a huge mound built. On the sewer: Although I strongly support protecting water quality I cannot favor expanding a sewer system that does not work correctly. I live near the last pumping station on Popp Road. My neighbors and I are still subjected to noxious odors from the pumping station on a daily basis. I understand that numerous attempts have been made to fix this problem, yet the smell remains. I suspect that any attempt to add on to this system would rile everyone who lives in the vicinity of a pumping station. Sewer district, you may need to protect the lake, but the existing treatment system has been again, a disaster. Sewer district N. Lake Leelanau property owners should pay "We the townies have already paid our share now its their turn" Sewage issues are important to us. We would love to see public sewage installed around the lake (Leelanau) �Water – Marina Comments (15) Eliminate jet-skis from N. Lake Leelanau - pollution and noise! Respect public rights of way ie: Horn Rd. boat launch which is currently in an encroachment situation due to new owner closing gate for turn-around purposes. Protect narrows from keyhole development and dredging! The large marina "project" which was thankfully halted, should be outlawed in our waterways. As mentioned: Key holing is getting worse every year. Soon there will be no more room for boats on the lake. stations, boats, equipment along M-22 south of Leland (Fuggie Beach) is an eyesore and creates a dangerous situation with parked cars, children, dogs. It appears to us that many of these people are "DAY TRIPPERS" coming from surrounding areas and illegally mooring their boats there. Can't something be done? Illegal overnight mooring is also happening at Township road ends. Drunks coming up and down the river is getting worse especially late evening, early morning hours - they are coming from Leland, Blue Bird Bar, etc. More enforcement? Why was the merc allowed to destroy the scenic view of the river and dam just so they could make money off slips? People can't even turn their boat around now. Everyone should pay for the new dam - everyone uses the water. State should pay seeing they allow public to use water through public access. They should take a survey - more of the public (renters, day trippers, campers, tourist) use water behind the dam then property owners. Make the State Pay Thank you I would like to see the boats to the islands moved south of Glen Arbor - where it belongs! Near the old coast guard station, and lighthouse. Since Leland has a marina, more parking for cars with trailers should be provided closer to the marina. If the business district of Leland is to grow, private homes in that district need to relocate. Set fees, establish permits for non-riparian docks, moorings, shore stations, etc. Particularly on keyhole basis. There should be more public docking or boats in the river, not just high priced docks at Blue Bird and the Merc. The DNR boat ramp on the Carp River (back of the Blue Bird) should be relocated because of traffic congestion it causes, and the problem with non-boaters parking in parking spots for cars with trailers and not enough parking places for peak times. Also, the river current presents some problems for launching and retrieving of boats. Two possible places the launch site could be moved to 1) relocated to the river at the county property on Chandler St. Expand the parking across Chandler St. on property currently owned by the county. 2) Township land on Terrace Court, North of Bartholomew Park. This would allow for launching of sail boats and power boats. And parking could be expanded. I am deeply concerned about the public accesses in Leland to the lakes. Lakeshore park property was sold south of Leland years ago, foolishly we thought. We can not get it back! The public access to Lake Michigan in the middle of town, directly to the (L) of the Leland MOUND is being obscured - the owner of the adjacent property has paved part as their driveway & the township has NOT maintained the pathway. Once these accesses to the lake areas are gone, they are gone. We need to be thinking of our children's children. It is unconscionable that the township is allowing people to create the impression that public accesses are private property. Don't enlarge Leland Harbor!! More control over Lake/Waterfront rentals limiting number of people to 1 family or to a monthly rental. Right now you have up to 18 to 20 people per house for a week and then repeat the following week. Marina in town not appropriate. Water quality is also VERY important to riparian on Lake Leelanau and others too. Surrounding farms are essential to maintain the beauty of the area. I'd even support a tax millage for this purpose ie: purchase of development rights �Housing Comments (15) Affordable housing (2) New housing within Leland is out of control - 60' lots should not accommodate 4,000 sq ft. houses We need more affordable housing for young families or our schools will suffer falling enrollments. We also need to encourage CLEAN business developments to keep young people in the county. Thank you for taking on this difficult and important task. I do not want to see growth in Lake Leelanau other than new housing for residential purposes! Or housing for senior citizens. Thank you for asking our opinion!! Real estate agents, who often have insider information, should stop buying all of the affordable housing and then renting it. Young couples who grew up in this township and who have jobs can not afford to buy a house here. Conversion to affordable housing or parks is a good use of converted farmland. On housing: Please don’t confuse “affordable housing” with “low income housing.” Affordable housing means places that a family making $40,000 per year can live in. This might mean a new teacher whose spouse works part time. This could mean a husband who works at Van’s while the wife works at the Children’s Center. It could be the guy who is going to fix your plumbing and the woman who will provide visiting nursing services while you recover from surgery. It is the people who stay here all winter and make sure that your roof is shoveled and that your pipes don’t freeze. The current exodus out of Northport is a warning about maintaining a diverse population in our villages. As the proportion of full time residents, working residents and families decreases the village businesses become less profitable and are endangered. Affordable housing integrated into a village insures a base for village businesses and upholds everyone’s property values. Provide single residence home lot there. You might consider state housing bond financing for providing mortgages to township residents. The key to improving the general economic environment in the township in my view, is to encourage nonseasonal economic growth - to the extent this is possible, and then augment this with more affordable, nonseasonal, family housing to give year round families affordable housing opportunities, to go along with jobs. Real Estate Agents are making it tough on landowners. Jacking the price of property skyward. Only the wealthy can buy. It needs to level off. Young Couples can't afford only rich retirees. Multi-family needed in Leland County & Township building need to stay in Leland! We would like to see the town of Lake Leelanau upgraded to be more like Suttons Bay & Leland. The substandard housing and less than attractive businesses make it a town that lacks charm and it not attracting investment. It is a shame to see such an ideal location not live up to its potential. �Tax related comments (11) Farmland Preservation should be funded by private money. Our taxes are high enough for the required services. Stay out of the Property Tax Issues for land preservation Taxes are already too high, so I am not in favor of spending tax $ on "protection" of rural character. Upgrade fire dept, so that we can improve our "Class 8" protection code, that will save $ on homeowners insurance. Be mindful that tourism is what pays the bills for local businesses. Don't tax the golden goose to death, please. If we pay taxes, we would like to vote. Would like same tax rate as full time residents, or lower because we don't use schools and fewer other services I think that the real estate taxes placed on non-residents are just TOTALLY UNFAIR. We cannot vote on important issues!!! Some important meetings are held when non-residents are not there to express themselves on certain issues. There should be more public docking for boats in the river, not just high priced docks at Blue Bird and the Merc. Higher tax rates for non-residents MAY be constitutional, but generate increasing animosity between the residents and non-residents. Consumers Power doesn’t understand the meaning of "private property" or "scenic or rural character” or…. their latitude to keep power lines clear needs to be better defined/negotiated/enforces. They have trespassed with permanent damage in numerous areas. Their role (and that of other utilities - telephone, cable) needs to be delineated much more clearly in Master Plan. Control of funding for Leland dam needs to be CLEARLY defined. First of all, I am grateful for the opportunity you have given me to have some input as a property owner in Leland Township. It is a rare opportunity indeed, as I am a lake front property owner, who pays property taxes assessed at a much higher rate than those who do not own property on the lake and soon I will be required to pay an additional assessment as a lake front property owner for the repair to the Leland Dam. Oh - I forgot to mention that this is all true for someone who is not a year-round resident of Leland Township, or a year-round resident of the state of Michigan. In essence, I get to do all of this, without the benefit of being able to vote for - or against - those representatives at the various levels of government who make the decisions - planning, taxing, assessing, etc. I might take this opportunity to assert that the "summer residents" of Leland Township, and most specifically, the lake front property owners who spend their summers in the area, are certainly to be commended for all that they contribute to the economy of the area - with taxes, with revenue, and adding to the economy during the summer months that make it possible for survival in the long, cold winter, etc. Now we are to be one again- given special treatment in regard to the repair of the dam. Does not everyone in the area benefit from Lake Leelanau? Why is it that the lake front property owners again will bare the burden of a significant portion of the dam repair? Why is it that there is no "planning" in regard to the maintenance of the dam and there appears to be no equitable "planning" in regard to paying for such "extras" except to hit the lake front property owners over and over again as if they are some kind of unending source of revenue. Could it be that a majority of them are not registered voters and can literally have no say in choosing those who make the decisions? Certainly it is not a case of "taxation without representation" for as we all know - that is tyranny! Bottom line is this - whatever the development plan finally discerns to be the future of Leland Township, plan to allow for everyone to share in the cost- equitably. We all love the area. We all do out best to keep the area pristine and as natural as possible. It is a necessity to make improvements to allow for changes in many aspects that are often beyond our control. Don't send the whole tab to the lake front property owners - share the wealth! It is enjoyed by many; don't make the few pay the bill as all have a share and concern for the future of Leland Township. Due to the tax structure in Michigan, the summer residents do not need more taxes put on them - we pay more than our share and do not get the services. Change in taxation for farmland Farmland should be taxed and assessed as farmland - even if transferred to a new farmer. Willing to support tax incentives to keep land in farming, or at least do not penalize farmers with high taxes "highest - best- use". We pay huge property taxes now. �Noise (10) Leaf blowers should be banned. Motorized motor scooters BANNED, and cigarette boats banned in Lake Leelanau. Sound emissions standards adopted on jet skis. Noise regulations: snowmobiles, jet skis, heavy machinery/construction time restrictions in residential areas. Noise ordinance: No fireworks after 10:30/11:00 p.m. coming from lakeside summer homes or elsewhere. The tendency is for the summer people to forget about the rest of us, who have to get up in the morning. Eliminate jet-skis from N. Lake Leelanau - pollution and noise! Noise regulations are needed, especially for summer cottage renters Noise regulations - to regulate jet skis and PWC Noise regulations: especially for motorcycles WTC should not be allowed, create noise, ugly in scenic nature Some noise regulations are needed, especially wedding bands (outdoors) and wine festival music. Thank you for doing this survey and hopefully curtailing development like Old Orchard!!! Good Luck, Noise regulations in the township �Property Rights Comments (9) Give farmers rights to take small plots (100 x 200, example) of acres for family, and lower taxes on remainder of farm and let farmers manage their own property. Let farmers control their farms - give farmers rights to pull small plots off. None crop acres for family or retirement. Leaving rest of farm to create food. Farmers acres should be taxed very low so farmers can make a living. To me, many of the questions posed in this survey paint a frightening picture of the potential for expanded control of land use. Get out of the way and let growth and development happen or risk being another Leelanau Township. PLEASE NO MORE restrictive government policies or regulations in an attempt to pacify the vocal minority of anti-everything activists that attend your meetings. Show some respect for our constitutionally guaranteed private property rights. I have mixed feelings about the township dictating how property owners can use/do with their property but on the other hand, some regulations have to be enforced to ensure a pleasing environment in which to live. Need to work on reducing government and the associated costs for the residents. Taxes are too height and reductions need to be passes. We do not need an expansion of the role of local government into areas of arguing and developing/preserving property. Property rights are important and should not be over-regulated by government I think this survey is quite slanted to infringing on property owner's rights….I also think the services provided ie, electric, sewers, sidewalks, police, fire should be first rate. After that the town/townships can decide what they can AFFORD for future planning. The lake "itch" would be a good place to start, lake patrol maintained, ie: drinking and driving boats within the buoy lines. Your ECONOMY depends on stuff like this. This survey's wording & questioning is misleading with one clear goal; of supporting the "Master Plan". I received this survey in the mail just 2 days before it was to be returned. Do you really want to hear others input? The vest way to protect the Leland/Leelanau county is to keep the government's control limited and let the property owners be able to control their own land. I hope you will really listen to this input. Thank you. Public access to Lake Michigan and Lake Leelanau should be made clear. Plus property owners on each side should not be allowed to park or block the access. Zoning is pathetic - houses being crammed into tiny lots. One on top of the other. �County Facilities comments (7) I STRONGLY feel that the County Commissioners should establish a committee of Leland Township groups/members to be charged with coming up with a plan for the vacated "court house campus" within a stated period. Groups to be included should already be established ie: merchants Assoc, Civic club, Churches, Improvement Assoc. Etc. (I count 16 such established groups) This would include Twp, Harbor, Rd Commission as well, I feel that a "see it to offset expenses" attitude will do nothing but foster rumors of crass development land grabbing, speculators, etc. Leland has lost the Courthouse rightly or wrongly. Leland and Leland Township should fight for the right to say what the future should hold. Make a plan with as much input as possible through already established groups. Otherwise, public hearings will diminish in "public" attendance to a few "sore heads"!!! Let dialogue begin between County, Township and local Leland parties as to ideas/concepts for use of vacated County facilities. As the county moves the jail and the courthouse out of Leland, I feel the township and county should develop this property into a park and parking area. From a study made in the 1970's for reasons to expand the Leland harbor it was noted there was a parking problem in Leland and that parking areas should be added. However, none was ever developed. And if the county and township allow the jail and courthouse property to be sold for private use, it will eliminate the last area large enough to have a park and more parking in Leland. The county-owned property in Leland, following relocation of county facilities, should NOT be used for multi-unit housing like apartments or condos or townhouses. Decision to allow county courthouse on farmland - away from a village center was a poor decision. Ed McMahon's writings are an excellent resource for planning What a circus and disaster the issue of county owned property has been. I moved to Leland for two reasons - it is what I call a "4 corners town" and I have family that has lived in the county, year-round, for 100 years. With moving the county seat to Lake Leelanau, I want a "4 corners" feel there also. Sidewalks from the new buildings in Lake Leelanau, so I can walk - not fight cars for space. �Road Comments (5) Better street crossing markings at River & Main during the summer season. Possibly a flashing amber light. Large slow signs entering the village We need a new road! It's too narrow and round! We need Louis St. repaired soon! 2 cars can hardly pass. We were promised a new road when the sewer was put it. We are still waiting!! Right now when the snow plow comes through stone is thrown all over the lawn. We have a mess to clean up every spring. I am not blaming the Road Commission. They do a great job. We want to fix our driveway -waiting to have the road fixed. Allow for additional places at County location for parking. Redirect flow of traffic at county location. Create one way streets to loop area. Streets are very narrow. Two way and parking is dangerous. River St. and Pearl Street should be 1 way along with Chandler and Grand. Summertime traffic, both foot and auto, is terrible and needs to be organized. Crosswalks and one way streets would help. 15 minute parking at Bank & post office enforced (30 minute all the way to the bridge on Main st.) Longer term parking on River and Chandler and Pearl, with new one way streets and improvement or roads to allow parking (curbs, markings & landscaping) and clear signs directing. Reference to Item E services No. 8 I would like the East-West section of N. Lake St. resurfaced with a permanent surface. It is presently a dead end gravel road. There are a lot of summer visitors using the road causing a lot of dust in the summer. In the winter, the county snowplows scrape or dig up a lot of road surface and spread it over the black top portion of the road and the adjacent properties. Just this year, there was a forty foot long furrow of gravel about 1 foot high and 2 ft wide left by the long plow. �Recreation Comments (4) Hancock park's parking lot is awful - dangerous layout & full of potholes. The skateboard ramps are a lawsuit waiting to happen & should be removed immediately. They are in poor repair with jagged metal and wood edges. There is no railing on taller ramp & it is used more as a slide by very little children waiting for siblings at soccer practice, than by actual skateboarders. The way up for these little kids is a round-runged (dangerous!) ladder that can tip over at any time. If they fall off the top of the ramp, they land on CONCRETE! How do you even maintain an insurance policy with that thing on twp property? Then there's the whole issue of an actual skateboard related injury like the kid in Glen Lake. Pull it out ASAP, or redo it so its safer, like the one at the Traverse City Civic Center. Redesign parking lot & put in an ice rink and warming hut. Bike trails would also be good - again, so I do not have to worry about being hit by a car. The county forces us to depend on cars - even when traveling only 2 miles, as there is no safe way to walk or ride a bicycle. Provemont Pond: This “park” is a disgrace. It doesn’t even have a sign anymore. It is increasingly used for dirt bikes, paintball wars, trash dumping, etc. It should be properly identified as a park or nature preserve or whatever it is and then the rules need to be posted and enforced. It could be a really nice place for mushrooming, hiking, cross country skiing, etc. more parks �Miscellaneous Comments Fish town (2) I think Leland Township has done a great job in developments & limiting large developments Please NO site condos! KEEP FISH TOWN AS IT IS!!! Keep Leland Beach open! Love the area!! Preservation of historic buildings - ALL OF FISH TOWN!! Utilities, Restrooms, Signs (17) Require roofs on rural lights, Night Sky Protection, Lake Leelanau street lights are outrageous Work on burying all utility lines in county - better visual atmosphere and would reduce power outages Lake Leelanau lighting is night pollution No billboards No flood lights at jail site - Yikes! Want the recycling center in Lake Leelanau moved out of the village! No other village has it Public restroom facilities are needed. In summer, the area in harbor parking lot is overused. Bury utility lines yes, if not at taxpayers expense. Standardized hours in downtown - leave it to businesses If you want to attract persons in the computer/internet related industries to Leland covering the town with WI/FI or high speed cable access would materially increase desirability of location. Other businesses would follow and possibly old county buildings would find commercial use. There would be a positive impact on the school as well as library & museum. We need a public restroom at the DNR boat ramp on River St, in Leland. Follow street and lighting ordinances Signage is out of control! Road signs are beyond what's necessary. Get rid of adopt highway signs signs are a bigger eyesore than blight. Eliminate signs for commercial businesses, supported by county and state. Leland Township is like a beautiful person that is getting tattooed "with signage" into an unsightly community. The need for public restrooms in Leland should be a high priority. Three possible sites are 1) on the edge of the Carp River, tucked down in on the bank on the east side of Main St. (Old Art Building side) by the bridge. 2) Back of the Blue Bird at the DNR boat launch site, if the boat launch area is moved as I will suggest later in my comments. 3) Village Green Area, its nice to have the green area, but more people would enjoy it, if the restrooms were located there. Utility lines buried in downtown, would be nice. Downtown parking is seasonal only, utility lines buried should be in conjunction of maintenance and development.. Limited in the township, architecture should compliment the landscape. Utility lines: New utility lines should be buried everywhere, not just in the “downtown” areas. Any additional lines should be placed on the current right-of ways instead of placing parallel lines on both the new and old corridors as is now proposed by Consumers Energy for M-204. Tall Buildings/Towers/WTG (15) Tall and massive buildings, agree but not over 6 stories Cellular towers, agree to whatever is necessary for proper communications Additional cell towers and WTG - only with care study of need and protection of view sheds, consolidate wireless infrastructure. Require sharing of towers, etc. Tall and massive buildings, most should be allowed to fit lot size & buffering WTC should not be allowed, create noise, ugly in scenic nature WTG should be allowed for public not for private profit. This is a good move �Miscellaneous Comments Tall and massive buildings, limit in township, better yet, do away with them (if there is any). Speed limit signs should be adopted on Main St. in Lake Leelanau. There are a few children on this street also. It’s dangerous. There used to be a sign by where the white oil tanks use to be, but I think someone knocked it over or down. This is one issue that was not in your survey. Need regulations on how cell towers look, there are ways to disguise them. No growth would be nice but is not realistic Any additional cell towers should be tasteful Consider putting cell phone tower on Manitou Shoals light (crib) Additional cell towers are not necessary use the existing ones. WTG and tall and massive buildings are obnixious looking. Additional cell towers allowed if you don't impede scenic vistas. Force more capacity onto existing towers. Lean on tower operators. You need more capacity, not necessarily more towers. WTG's are ugly, but ecological. As a long time summer resident I do everything within my power to support local businesses and trades people. Tall and/or massive buildings: not allowed at all For safety only, I agree that additional cell towers are needed Business (Lack of opportunities or possibilities) (11) We plan to retire and live full time in Leland with in the next 5 years. What happens to Sugar Loaf is great concern. We hope the quality is upscale and pleasing to the eye with concern for the beauty and natural environment. Skiing needs to be further developed - this helps winter employment. Currently in search of business to purchase in West Michigan or Northern Michigan New business and/or residential growth development is not needed in Leland Township. Look at Traverse City, Petoskey, and Harbor Springs. They have lost their charm due to development. I operate my business (sales and consulting) out of my home office As a 30 year old born and raised in Leland, the biggest challenge we face here are cost of living is much higher than wages we could possibly make in Leelanau County. Employers in the area do not offer a livable wage and benefits. In order to use my Masters Degree, I have to work in TC and still take a major pay loss when compared to what I was making down state. This county is getting older with no new young families moving in. WATCH OUT!!! If you control the area TOO much, you will drive away business and then Leland will be a ghost town. This survey scares me with the abundant use of the word "regulation". Let the market and the people decide about the regulations. On elected councils who regulate, create hostility and are bad for the community. Be sure to look at the economic implications of EVERYTHING you do - especially the "environmental" Need to promote the principles of sustainable tourism. Village building plans (new constructions and additions or rebuilds) need careful review to ensure the project is compatible with existing buildings in terms of massing, scale, and size and the like. Lots in the village that have been divided into smaller pieces should not be used as building sites. On the economy: We can expect to see more internet-based businesses and more people who are employed elsewhere but are able to work from home with the help of fast internet service. Our zoning laws should encourage these home-based businesses and we should look at establishing industrial “incubator” space to keep these businesses in the township as they grow. Talk to Bob Pisor: is it inevitable that when a township business is successful (as Stone House Bread is) it has to relocate to Traverse City to find room to expand? Access to high speed internet is a limiting factor for new business, or even for people trying to start a new business. On line computers at the Leland Library are in high demand; look at opening a similar service (publicly or privately run) in Lake Leelanau. Standardized hours for businesses only if you expand - not limit those who are entrepreneurial. Standardized hours in downtown - only if voluntary �Miscellaneous Comments Traffic, Speed Limits, Parking (5) The speed limit on M-22 between M-204 and town is too high, over 50 mph. I ride my bike and cars come around the corner too fast. The bar crowd leaves the Blue Bird and races down M-22 at 2:00 am, over 50 mph. Raised in Illinois and vacationed in Wisconsin 20-30 years ago, I hope Leland Township doesn't follow the decline of "Door County Wisconsin” with its traffic congestion, fast food franchises and infrastructure overload. I will do all I can to keep Leland Township a "unique" and very "special" place! Door County Wisconsin is located just 60 miles straight West of Leland, across Big Blue. It was once just like Leland but they let Big Business ruin it. If Leland parking "somehow" gets better, where would it be? The quality of the village is its size and its limited parking. We need a stop/blinking light @ Main and River (especially during summer busy season) Consider 4-way stop sign at main intersection in town General Comments, don't really fit other categories (15) No more ugly storage buildings in Lake Leelanau Clean up Bruce Price's messy lot (and others) - This is the approach to town! I think the village should hold a leaf collection program in the fall and spring. We plan to retire to our house in Lake Leelanau within 2 years. I feel that the questions in D. Economy are not pertinent. This is a guilty PITIFUL process: you should know what your responsibility is. If you don't or are unwilling to do it, then move over and allow someone more capable to serve the community. Our environment is at severe risk, and you are charged with protecting and preserving it. Get to work!! I already give money to conservation groups. I live in the Traverse City area, but own property in Leland Township. Live and let LIVE Restrict rental homes in town and on lake, they can be disruptive to year round residents. Go Blue The township should have bought Sand Cut property. Buy conservation easements. Question F-12: Concerns of limiting necessary farming operations. I think it is wrong for those moving into the area, to so quickly ban together to eliminate or restrict others to do the same. It is selfish. STOP!! SPENDING MONEY!! If the township has so much money that we can buy expensive property, why not create an endowment fund when the principle is never touched and the interest earned can then be used for projects that would otherwise need special assessments (such as the Leland Dam). This would save the hard working - over burdened tax payer money in the long run. �Miscellaneous Comments Letters, covering many issues (4) The purpose of a community survey should be: To gather information on ways to go into the future with a positive approach rather than fear & proscription. Leland Township must do that by protecting & defending property rights so that inhabitants can use their property with a minimum of simple rights limiting plans & regulations. A statement to that effect should be included in the preamble of any plan & zoning ordinance. If not, "our" -planning and zoning will continue to be known for what it's been for 30 years - a few, a groups of self-appointed & anointed elites with mandates from state & federal government to control the rest of us - a local kakistocracy and kleptocracy - under color of law. Our community is burdened with much apathy & cynicism and distrust of town (board) officials and its appointed boards (planning commission) due to the 1991 sewer fiasco & the 1996 complex, and intrusive zoning ordinance and the Board's "verbal" denial of a properly petitioned referendum to allow the people to approve/disprove it. People know they can't make a difference here. A community exists if its needs are met. Ours appears not to be met - because a self-anointed or misguided influential group controls our community for their own selfish purposes to the detriment of long time inhabitants. It appears they'll insure we'll get a 200+ page complicated and restriction oriented plan & a more inhabitant intrusive, rights confiscating, complicated 200+-page ordinance. The present twp (touted to be a modem rural?) ordinance (July 1996) 96-1 has been characterized by: A 150 pages of difficult to understand verbiage' B. More than 50 amendments; C. Heavy handed administration due to personal preferences & vendettas of mostly one p0erson on the Planning Commission & Zoning Board of Appeals (religiously supported & unquestioned by apparently intellectually lazy/neglectful/acquiescing Twp Boards for years, and now continued by 4 to 5 board members). (One Twp Board member DOES understand). The punitive process, loaded with prejudice and personal subjective interpretations, is well known by most inhabitants. Particularly, for many deemed not favorites of certain twp officials: If threats & coercion don't work, Deny, Delay, Deceive, And Destroy. Those asking questions or disagree are prosecuted - forced to waste their limited resources. This present so-called planning/zoning process done mostly by out-of-town (they don't live here!) high-paid "experts" is destined to cost us more than $150,000! Apparently most township officials distrust most inhabitants --they deem them stupid and unable to know what is best for themselves and unable to prepare a plan and ordinance according to their needs! Some other survey questions: Do you agree that the present plan/zoning ordinance has been property interpreted and administered? List three strengths and weaknesses of the past in these areas. Do you agree that the township has properly used and managed the 100 acre Provement Pont Nature Area (PPNA) since 25 acres had been stolen from people for a sewage treatment plant & drain field (1991) and a 100 year lease for 2 acres for school bus parking area (Spec. Use Permit -1998)? (Nature Area sign taken down a year ago.) How should the PPNA be developed for use by inhabitants and visitors? List 3 opportunities. Do you agree that the township should promote & approve 10+ more acres of the PPNA to expand the defectively designed out-of-capacity sewer now constructed there designed to begin polluting the area in about 5 years? The above is designed to stimulate thinking - to ask questions by employing a simple, honest, nonpolitical strategic long range planning process with many "what if", situation analysis, and questions. Absent a public gathering/meeting attended by 100's of twp inhabitants with "what iffing", we will hardly touch the edges of true planning. State mandated/enabled planning uses dozens of seemingly meaningless, wordy & known beforehand to be unattainable/unachievable "goals". Almost always the specificity of necessary "strategies" (there should be a very few), determined by our community's evaluation of "strengths & weaknesses", and establishing "objectives" with "action plans" and "action steps". Serious areas of concern must be identified...what can be demonstrated as really necessary to do...how do we get there.... how much will it cost...can the cost be justified/afforded--if it's truly necessary (not nice to have) and before any approval: Who does What, When and Where and even at times How. Then, public officials can be held responsible & accountable to make them truthful, and trusted by the People. And, officials can proudly say they're honoring our country's founders by providing the People the limited government our founders gave us. �Miscellaneous Comments Letter submitted: Dear friends and neighbors, Many of us have recently been asked to fill out a questionnaire that would help Leelanau County government officials plan for our future. This is long overdue. We need zoning and we need to enforce it. In the last 50 years I have seen the following species almost vanish from sight: the piping plover, arbutus, whippoorwills, sweet fern, red trilliums. Our hills and beaches are littered with the ugly McMansions of the nouveau riche, houses build to lot lines, like very fat men in suits six sizes too small, that block the view for everyone else. Gross. Haven't these people heard that you can never be too rich or too thin? If the point is to make an ostentatious display of wealth why not build an art center or contribute to the education of the young? Show some class. Short of that, what about a super tax on super houses? That way we won't look like Afghanistan in another 50 years with a peninsula that has lots of uneducated people and no trees. The whole thing reminds me of the story I heard a few years ago about the Russian solider who came into Poland in the second world war, commandeered a castle and then proceeded to hack a hole in the floor for the fire (they didn't understand chimneys) and use the priceless antiques and invaluable art work for kindling. They were peasants, they didn't know from artwork and chimneys. Are we going to do that here? This county is our castle. Sweet air and sweet fern are worth all the three car garages in Christendom. Our priceless antiques and invaluable artwork are the birds and flowers, the beauty of an unobstructed view and a clean beach where everyone, rich and poor alike, can walk. We need -- at the deepest physical, psychological and spiritual levels in our beings-- to have this nurturing, unpaved over, not overbuild, not uglified earth in al list mystery, complexity and sheer loveliness all around us. As much of it as we can get. Our home, if we are smart, will be this shared natural beauty. We will never be able to replace what nature herself has given us and we need to protect it and share it. Housing -- modest housing--should be clustered around villages and the rest should be left for everyone to enjoy. �Positive and Negative comments (35 combined) Positive comments (30) Thank you for asking our opinions Thank you very much for the opportunity to complete this survey. I appreciate the foresight and organization it likely has taken the board to compile questions and so on for opinions. Good survey! Thank you for asking Keep up the good work Good luck!! Thank you asking, hope this helps This survey is very professional and the time and effort devoted to it by the committee is greatly appreciated!! Thank you!! Thanks for this opportunity. As non-voting members of the community, we seldom are heard. Glad to see concerns for the future of the community Thank you for asking - and may you all continue to love "Leland" & do for it the very best!! This area is so PRECIOUS and UNIQUE in its beauty and needs to be treated with the utmost in planning and care. This is WHY people come here. We are obligated to preserve this beauty to ensure prosperity for our children. Leland has been very good to us & we should return the blessings. You are doing a good job. Please continue, the community deserves it. (It doesn't have to be a city). You don't have to keep up with the Jones's, be yourself. That's what people NEED and like to see. It's style is being increasingly lost in this country. Good Luck!!! But in all fairness - Thank you for asking ALL of us instead of listening to the loud FEW. Thank you for offering this survey! Thank you for asking our opinion!! Good survey, I hope it is used!! This is an important survey. Please publish the results. We/I think this questionnaire is such a good idea. Wish the county commissioners would also pay attention! If Leland Township and/or Leelanau county keeps the current growth of subdivisions/developments, the very reason that people are attracted to the area - the scenic views, farmland, open vistas - will be lost. We will become just a suburb of Traverse City requiring bigger, better roads, etc, etc. Mr. Clem and Planning Commission thank you for asking for input from the public through this survey comments. I have filled out the survey and have added comments that I feel should be considered in future planning. The need for public restrooms in Leland should be a high priority. Three possible sites are 1) on the edge of the Carp River, tucked down in on the bank on the east side of Main St. (Old Art Building side) by the bridge. 2) Back of the Blue Bird at the DNR boat launch site, if the boat launch area is moved as I will suggest later in my comments. 3) Village Green Area, It's nice to have the green area, but more people would enjoy it, if the restrooms were located there. Good that you are doing this. Some one needs to be a strong leader for progressive growth in the township, and county. Northport and its near demise should be a strong warning. The County crown seems essentially worthless. Hopefully, you can be a strong leader and catalyst for change. This survey is a great idea Thank you for doing this survey. It can't be east to compile so much information, because many go unanswered or answered uncertain. Must make it difficult but I, as a citizen appreciate being asked!. Thanks! Good luck Thanks for asking, and good luck!! �Positive and Negative comments (35 combined) I have vacationed in Leland and Glen Arbor for the last 30 years. I own a small lot in Leland and will probably never be able to afford to build. I truly appreciate the area and thank you for all you do to keep Leland beautiful and a wonderful area to unwind & relax. Keep up the good work. I commend you on presenting a well-thought out survey. First of all, I am grateful for the opportunity you have given me to have some input as a property owner in Leland Township. It is a rare opportunity indeed, as I am a lake front property owner, who pays taxes assessed at a much higher rate than those who do not own property on the lake and soom I will be required to pay an additional assessment as a lake front property owner for the repair to the Leland Dam. We will be retiring to Lake Leelanau in two years, and hope to be politically active in our community. We do understand that many of these concerns you're addressing come with a price tag. Many questions answered were "gut reactions" and not based on any research, just personal experience. Thank you for allowing us to share these "personal opinions" Good Luck This is go great - I hope the info is useful & look forward to learning about the results, as well as participating in policy & decision making Thank you for this opportunity. Some of the questions/answers (the answers offered) appear biased. I have vacationed in Leland and Glen Arbor for the last 30 years. I own a small lot in Leland and will probably never be able to afford to build. I truly appreciate the area and thank you for all you do to keep Leland beautiful and a wonderful area to unwind & relax. Keep up the good work. Negative Comments (5) "Fire" Mary Campbell and "hire" Olsen/Bizdok & fire Marty Black not enough space given for "write-in" answers and opinions. No front page was returned with page 3 Some questions were difficult to answer - not given the correct choices This form was received 21 Jan 05. (post mark - San Antonio Texas) �Leland Township Property Owner Survey January 2005 A. Growth Management 1. The issue of controlling growth and development can be controversial. Please check the statement that most closely matches your views about growth: ‫‫‬ I would like to see growth encouraged. ‫‫‬ I would prefer to let growth take its own course in this area. ‫‫‬ I would prefer planned and limited growth in this area. ‫‫‬ I would like to see a goal of no growth in this area. B. Housing Please respond to the following statements: 1. The mix of housing in the Township meets the diverse Strongly Neutral/ Strongly Agree Disagree needs of residents. Agree Uncertain Disagree Strongly Neutral/ 2. Adequate affordable housing is available in Leland Strongly Disagree Agree Disagree Uncertain Township. Agree 3. Accessory apartments should be allowed wherever Strongly Neutral/ Strongly Agree Disagree residences are allowed. Agree Uncertain Disagree 4. Other Housing related concerns the Township Should consider?_______________________________________________________________________________ C. Land Use and the Environment Please respond to the following questions and statements: 1. In rural (non-waterfront) areas of Leland Township, do you support the clustering of several homes close together on smaller lots, in order to protect the majority of site as open space? 2. In rural (non-waterfront) areas of Leland Township, do you support clustered housing, even if the general public had no access to the development’s open space? 3. The Township should work to preserve open, undeveloped shoreline. 4. Ridgeline development in the Township should be limited. 5. Support Support Somewhat Do Not Support Not Sure Support Support Somewhat Do Not Support Not Sure Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Strongly Neutral/ Agree Disagree Disagree Agree Uncertain Which of the following best describes what “Open Space” means to you? (Rank in order 1-6, with 1 being BEST) ____Forests _____Wetlands _____Scenic Views _____Parks, sports fields _____Pastures/meadow ____Farmland 6. What role should the Township take in farmland and/or Open Space preservation? 7. Leland Township should preserve Open Spaces. 8. Leland Township should buy undeveloped land to protect as Open Space a. Only if available for public use b. Even if not available for public use c. Are there specific priority properties? 9. To preserve or acquire land for Open Spaces, would you be willing or able to contribute financially? 10. It is important to do something now to slow the conversion of Leland Township farmland to residential or other developed uses. 11. Active Passive Purchase of Development Rights Transfer of Development Rights Other:______________ Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree ________________________________________________ ________________________________________________ Yes Strongly Agree Agree No Neutral/ Uncertain Disagree Strongly Disagree Which are the two most important reasons to preserve farmland in Leland Township? (Select 2) a. To preserve the scenic beauty and rural character of the Township b. To make it easier to transfer farms to family members or other farmers c. To preserve family farms and the township’s farm economy Leland Township Property Owner 2005 Survey Page 1 �d. e. f. g. 12. D. E. F. To maintain the ability to grow food in the future To protect the natural environment and wildlife habitat Other:_____________________________________________________________________________________ Having a farmland preservation program is not important To preserve farmland, would you be willing or able to contribute financially? Yes No Economy 1. Employment opportunities in Leland Township are too Strongly Neutral/ Strongly Agree Disagree dependent on seasonal/tourism business. Agree Uncertain Disagree 2. Is the current mix and quantity of business in Leland Yes No adequate? 3. If not, what types of businesses are needed in Leland? ________________________________________________ 4. Is the current mix and quantity of business in Lake Yes No Leelanau adequate? 5. If not, what types of businesses are needed in Lake Leelanau? ________________________________________________ 6. How much new business would you like to see in Leland Township and where? ________________________________________________ 7. Are there adequate employment opportunities in the area Full Time Part Time for Leland Township residents? Yes No Yes No 8. Do you work in: Leland Township Northern Michigan Outside Northern Michigan Retired Not Working 9. What would you like to see happen with the County-owned property in Leland, after the county facilities are relocated? ________________________________________________________________________________________________ Services Please respond to the following statements: 1. Road maintenance provided by the County Road Strongly Neutral/ Strongly Agree Disagree Commission is adequate. Agree Uncertain Disagree Strongly Neutral/ 2. The road maintenance/improvements schedule should be Strongly Disagree Agree Disagree Uncertain accelerated at additional taxpayers’ expense. Agree 3. What specific road(s) would you want improved? ________________________________________________ 4. The sewer district should be expanded to include the Strongly Neutral/ Strongly Agree Disagree area surrounding N. Lake Leelanau? Agree Uncertain Disagree 5. If you are a N. Lake Leelanau property owner, would Yes No NA you support a special assessment for this purpose? Strongly Neutral/ Strongly 6. Park facilities in Leland Township are adequate. Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly 7. Cemetery facilities in the Township are adequate. Agree Disagree Agree Uncertain Disagree 8. Please identify any other services you would like ________________________________________________ improved or expanded. Community Image In order to address the many concerns discussed in this survey, local public officials may need to develop new policies. Please indicate how you feel about the following policies or statements: 1. Architectural controls for new development Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ 2. Stricter sign regulation Strongly Disagree Agree Disagree Uncertain Agree 3. Preservation of scenic rural roads Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree 4. Preservation of historic buildings Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree 5. Additional sidewalks are needed in Leland Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ 6. Additional sidewalks are needed in Lake Leelanau Strongly Disagree Agree Disagree Uncertain Agree 7. Sidewalk maintenance in the Township is adequate Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree If not, what is needed and where? ________________________________________________ Leland Township Property Owner 2005 Survey Page 2 �8. Additional “downtown” parking is needed 9. If so, how should this be addressed? Utility lines should be buried in “downtown” 10. Lighting standards are needed to protect the night sky 11. Standardized hours of operation should be adopted by “downtown” businesses Noise regulations are needed in the Township? 12. 13. 14. 15. G. Additional cellular towers should be allowed in the Township Wind Turbine Generators (WTG) should be allowed in the Township Tall and/or massive buildings should be limited in the Township Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree ________________________________________________ Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Strongly Neutral/ Strongly Agree Disagree Agree Uncertain Disagree Demographics 1. How long have you lived in Leland Township, either part-time or full time? (Please circle one.) N/A 0-4 years 5-10 years 11-20 years 21-30 years Longer than 30 years 2. During which months do you typically reside in Leland Township? (Please circle all that apply.) All Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 3. How long have you owned property in Leland Township? (Please circle one.) Don’t own 0-4 years 5-10 years 11-20 years 21-30 years Longer than 30 years 4. Are you a registered voter in Leland Township? Yes No 5. Do you lease/rent a Leland Township home to others? If so, what is a typical rental period? Do not lease/rent Weekly or by the day Monthly Annually 6. If you rent your Leland Township house, which months is it typically rented? All Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 7. Indicate which best describes where your Leland Township property is located? (Please circle all that apply.) Shoreline Rural Setting Farm Leland Lake Leelanau 8. Please indicate which of the following best describes your affiliations (Circle all that apply.) Farmer Business Owner Owner of over 20 acres Real Estate/Developer Elected Official Retiree Tradesperson/laborer Employee Professional Family w/school age children None of the Above Additional Comments: The back of this survey has the proper pre-printed return address. Please tape closed, add postage (37 cents), and return by January 25th to ensure your responses are included in the final tabulation. Thank you for your participation in this important Township project. Leland Township Property Owner 2005 Survey Page 3 �Appendix B Excerpts from: Sleeping Bear Dunes National Lakeshore DRAFT GENERAL MANAGEMENT PLAN, Wilderness Study and Environmental Impact Statement, April 2008. �Excerpts from: Sleeping Bear Dunes National Lakeshore Draft General Management Plan, Wilderness Study and Environmental Impact Statement, April 2008. The above referenced Draft General Management Plan, presents management options for the Sleeping Bear Dunes National Lakeshore, however all the options are the same regarding the management proposed for North Manitou Island. Below is an excerpt from the Preferred Alternative, as presented in the Draft General Management Plan, as related to North Manitou Island, and the uses and management allowed in “Wilderness” areas. U.S. l.ife-Savin9 Sen,ic:e Station! Histori~ Village/Ranger Sta tion \ I \ \ ··,.. \ ·,. Dimmick'< Point N•fonal I Historic L,mdmark 8ou11ddry - -- ii' T,Jd ••••• ••• N Structure • Legend Ma11agen1e11t Zones La nd 1!11 Experience Nature Experience Hirtory Hi gh Use National Lakeshore Bo undary Cou nt y Road Stat e Highway National Park Servi ce Road Nat ion al Park Service Trail .................... Recreation River _______. Proposed Wi ldern ess IZZZZZJ (Subject 10 valid existing right<) N 2 Miles Preferred Alternative Sleeping Bear Dunes National Lakeshorc IJ S 1)1•p,1r lnu•1·11 of t i1e lt11 c1~10 ,~· 1L1t io nc1l P,1rk Scrvic I). rcbrnary 2008 · 34/ 20078 c· Appendix B: Sleeping Bear Dunes National Lakeshore- Draft General Management Plan Excerpts Leland Township Master Plan – Update page B-1 �MANAGEMENT ZONES Management zones prescribe how different areas of the ational Lakeshore would be managed. Each management zone specifies complementary natural resource conditions, cultural resource conditions, opportunities for visitor experiences, and appropriate facilities, and combines these into a po ·sible management strategy that could be applied to locations within the National Lakeshore. As such, management zones give an indication of the management priorities for various areas. Four management zones have been developed for the National Lakeshore - the high use zone, the experience history zone, the recreati on zone, and the experience nature zone. The action alternatives presented later in this chapter each propose a different configuration of th e management zones within the National Lakeshore based on the concept for each alternative. In every management zone, the Lakeshore intends to preserve and protect natural and cultural resources to the greatest extent possible given available funds. An overview of the management zones is provided on the following page, with more detail in table 1 that follows. The table describes the conditions, opportunities, and se rvices that would apply to each management zone. The management zones are listed in order from most intensive management (high use zone) to least intensive management (experience nature zone) . The cultural resource treatments mentioned in the management zones table (table 1) are defined as follows : • Preservation is the act or process of applying t he measures necessary to sustain the existing form, integrity, and materials o f a historic property . Work. incl ud ing preliminary measures to protect and stabilize the property, generally focuses on ongoing mainte nance and repair of historic materials and feat ures rather than extensive replace ment and new construction. • Rehabilitation is the act or process of makin9 possible a compatible use for a property through repair, alte ra t ions, and addition while preserving those portions or featu res that convey its historical, cultural, or arch itectural values. • Restoration is the act or process of accurately depict ing the form, features, and character of a property as it appeared at a particular period of time by removing features from other periods in its history and reconstructing missing feat ures from the restoration period. Appendix B: Sleeping Bear Dunes National Lakeshore- Draft General Management Plan Excerpts Leland Township Master Plan – Update page B-2 �Managem ent Zones High se Zone Thi management zone provides for visitor orientation, education, and other structured activitie (such as ranger-led tours). High numbers of visitor enjoy and learn about the National Lakeshore. This zone also supports the Lakeshore's main administrative and operational facilities. Wildernes doe not occur in this zone. Experience History Zone Thi management zone is managed primarily to preserve historic structure and landscapes. Moderate to high numbers of visitors enjoy and learn about significant historic activitie , building , and landscapes. Wilderne doe not occur in this zone_ Recreation Zone This management zone provides a wide range of recreational opportunitie for moderate numbers of visitors. The active Lake Michigan beach area i within thi zone, as i the 0.25 mile of Lake Michigan water within the ational Lake bore boundary. Wilderness does not occur in this zone. Experience Nature Zone Thi i the wilde t mo t natural management zone. Low numbers of visitors enjoy primitive recreation on foot or in nonrnotorized watercraft. Wilderne s may or may not occu r in thi s zone. 41 Appendix B: Sleeping Bear Dunes National Lakeshore- Draft General Management Plan Excerpts Leland Township Master Plan – Update page B-3 �Uses and Management in Wilderness A variety of recreational uses, management actions, and certain facilities are permitted in wilderness areas under the Wilderness Act of 1964 and NPS policies. Among the uses, management actions, and facilities permitted in wilderness are the following: ⇒ nonmotorized recreational uses (e.g., hiking, picnicking, camping, canoeing) ⇒ hunting and fishing ⇒ guided interpretive walks and onsite presentations ⇒ use of wheelchairs, service animals, and reasonable accommodations for the disabled (e.g., barrierfree trails, accessible campsites) ⇒ trails, campsites, toilets, and signs necessary for visitor safety or to protect wilderness resources ⇒ emergency actions and equipment necessary to ensure life safety ⇒ fire management activities {including fire suppression) ⇒ preservation of historic properties eligible for the National Register of Historic Places ⇒ uses and facilities for landowners with valid property rights in a wilderness area ⇒ scientific activities, research, and monitoring ⇒ natural resource management actions such as restoration of extirpated species, controlling invasive· exotic species, endangered species management, and protection of air and water quality ⇒ certain administrative facilities if necessary to carry out wilderness management objectives (e.g., storage or support structures, ranger station) ⇒ Native American religious activities and other actions recognized under treaty-reserved rights The Wilderness Act also specifically prohibits certain uses and developments. Under section 4(d) of the act, the following uses are not permitted in a wilderness: ⇒ permanent improvements or human habitation ⇒ structures (historic structures are excluded) ⇒ permanent and temporary roads ⇒ use of motor vehicles and motorized equipment (except for emergency purposes) ⇒ landing of aircraft (except for emergency purposes) ⇒ other forms of mechanical transport (e.g., bicycles) -⇒ commercial enterprises (except for those that are necessary for realizing the recreational or other wilderness purposes of the area, such as guiding and outfitting) With the exception of permanent roads, the act does recognize that the above uses may be permitted if necessary to meet the minimum requirements for the administration of the area as wilderness or for emergency purposes. In addition to the above prohibitions, NPS policies also prohibit some developments such as the following: ⇒ ⇒ ⇒ ⇒ ⇒ ⇒ new utility lines permanent equipment caches site markings or improvements for nonemergency aircraft use borrow pits (except for small quantity use of borrow material for trails) new shelters for public use picnic tables Appendix B: Sleeping Bear Dunes National Lakeshore- Draft General Management Plan Excerpts Leland Township Master Plan – Update page B-4 �WILDERNESS REVIEW AND MANAGEMENT PROCESS 'Has the Director published a dei:erm,nation that the land · ·1s "eligible' for ~esighation7 (Eligibility assessment is completed tiy the park superintendent: May be done in t0rijunction with the wilderness study in step 2.) ' ' YES ' ' then man~ge lands as NO the n m anage lands as wilderness per alt Chapt"' 6 p rovisions non w ilderness park lands u nd er the Org a nic Act Has the wilderness' study been completed and has the tl\iect.or • prop~d• delgnat\Qn1 V,, w\ldemess ,;tudyll:.IS is completed, with a ROD signed by the NPS regional director and published in the Federal Register). YES NO then mana.g e lands pro posed ir; tt,e study as wUdemess per all Chapter 6 provisions t hen ma nage e li g ib le la nd s not pro posed in t he st udy II. to preserve t he\r w ildern es!. resour ces and va lu es wilderness proposal to Secretary ant Secretary's office. ~ \II Has the Secretary "recommended" wilderness designation? (Secretary approves, disapproves, or changes NPS proposal and forwards recommendation to the President.) YES NO then manage lands proposed In the study as t he n ma nage e ligible la nds wilderness per all Chapter 6 prov_l_ si_on_•_-~ not proposed in the st udy t o preserve t heir w il derne!>s resou rces and va lues H.as the President "recommended" wilderness designation? (President approves, disapproves, or changes the Secretary's recommendation and forwards recommendation to Congress.) YES NO then manage lands proposed in the study as t hen manage elig ible lands wilderness per all t o p rese rve th eir w ilderness resou rces an d va lues not proposed in the study Chaptl!r 6 provisions ~& ·. Iii Has Congress "designated" lands as wilderness or recognized •potential· wilderness? ..____ ~_ __ _ _YES NO then manage lands as wilderness per WIiderness Has Cong ress speci f icall y Act and all Chapter 6 provisio ns wi ldern ess consideratio n ? re leased land s fro m furt he r YES th en ma na ge lands as n on-w ilderness unde r t he Orga nic Act NO We re lan ds in cl uded in Presid e nt's w ild e rness re com m end ati ons? YES ....... NO t hen manage lands proposed in t he study th en manage eligi ble lands not proposed in the stud y as w ilderness per all Chapter 6 prov isions t o preserve their w ild erness resources and va lues Appendix B: Sleeping Bear Dunes National Lakeshore- Draft General Management Plan Excerpts Leland Township Master Plan – Update page B-5 �Appendix C Leland Township Master Plan Steering Committee Members �Leland Township Master Plan Steering Committee An ad-hoc committee was established by the Leland Township Planning Commission during the master planning process in order to solicit additional input from a diverse cross-section of the Township residents and business owners. The following is a list of people who were invited and/or participated in one or more of the steering committee meetings. The input from the steering committee was incorporated into the draft plan that the Planning Commission reviewed, revised and took to public hearing. David & Jane Albert David & Jean Alpers James Bardenhagen Vinson Bidlingmeyer Robert & Sally Biggs Gilbert & Anne Bogley Caroline Brady Kim Brant Keith & Joanne Burnham Bobbie Collins David Couturier Ron & Kathy Dawkins Tom Evans Judy Frederick Jeff & Susan Green Gene Hadjisky Bob Hagstrom Logan Hardie David Hunter Bob Jetton Jim Kobberstab Leonard & Doris Korson Nick & Susanne Lederlee Charles McCarthy Bob Mello Stephen Mikowski Ann Nichols Susan Och Frederick & Grace Petroskey Bruce Price Bruce & Deborah Simpson John Suelzer Beth Sutton Joanne Thomas Robert & Kathy Turner Wayne Tyge Barb Vilter Wayne Wunderlich Appendix C: Master Plan Steering Committee Leland Township Master Plan – Update page C-1 � 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 Leland-Twp_Master-Plan_2008 Creator An entity primarily responsible for making the resource Leland Township Planning Commission, Leland Township, Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2008-07-14 Title A name given to the resource Leland Township Master Plan Description An account of the resource The Leland Township Master Plan was prepared by the Leland Township Planning Commission with assistance from M.C. Planning & Design and was adopted on July 14, 2008. Contributor An entity responsible for making contributions to the resource M.C. Planning & Design (consultant) Subject The topic of the resource Master plan reports Leland Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/00882e552b324589c85a9e4783bf93c3.pdf 8d607978727929f10add354343ddaff7 PDF Text Text PLANNING & ZONING CENTER, INC. President Mark A. Wyckoff, FAICP Editor, Planning & Zoning News Training, Consulting and Other Community Planning and Zoning Services [F::i fh~ 715 N. Cedar Street • Lansing , Ml 48906-5206 (517) 866-0555 • Fax: (517) 886-0564 E-mail: wyckoff@pzcenter.com . _, -., .,,._ I- :. _ _ , , . ~ . , 1..-, , . THE LEEL AU GENE ,--· PL POLICY GUIDELINES FOR MANAGING GROWTH ON THE LEELANAU PENINSULA �■ ■ ■ ■ I I LEELANAU GENERAL PLAN PROJECT STAFF Timothy J. Dolehanty County Planning Director Duane C. Beard County Administrator Trudy J. Galla Assistant Planner Pat Stratton Administrative Secretary Karen J. Gleason Planning Department Secretary I I •I LEELANAU GENERAL PLAN TECHNICAL ASSISTANCE STAFF Planning and Zoning Center, Inc. 302 S. Waverly Road Lansing, MI 48917 (517) 886-0555 (517) 886-0564 FAX I I II II Mark A. Wyckoff, AICP, President Mark Eidelson, AICP, Senior Planner Brenda Moore, AICP, Community Planner Tim McCauley, Community Planner John Warbach, Ph.D., Research Associate Carolyn A. Freebury, Administrative Support Kelley Gettle, Support Specialist The Leelanau General Plan Project Staff �I • • • • • • LEELANAU COUNTY BOARD OF COMMISSIONERS Robert S. Weaver Vice Chairman Gerald N. Henshaw Chairman Leonard Olson Joseph F. Brzezinski Robert R. Sutherland LEELANAU COUNTY PLANNING COMMISSION Daniel Heinz Chairman Bruce Ettinger Vice Chairperson Barbara Cruden David Coville John Dozier John Taylor Michael Jasinski Steve Kalchik Richard N. Stein Margot Power Lawrence Verdier LEELANAU GENERAL PLAN STEERING COMMITTEE Gerald N. Henshaw Chairman John Avis Gary Bardenhagen JoAnne Beare Jack Burton Stephen Chambers Lois Cole Thomas Coleman Barbara Collins Shirley Cucchi Catherine J. Cunningham Walter Daniels Judy Egeler Randy Emeott Kathy Feys Kathleen B. Firestone Mary Frank Gary Fredrickson James Frey Paul Gardner Alex Garvin John Hardy Max Hart Carl Headland Beverly Heinz Dan Hubbell Richard Hufford Kalin Johnson Linda Johnson Colleen Kalchik Edward Kazenko Ray Kimpel Kay Kingery Stu Kogge Stan Kouchnerkavich Fred Lanham Jr . Elizabeth Lafferty-Esch Don Lewis Dana Hoyle Maclellan Douglas Manning Larry Mawby John McGettrick Ann Marie Mitchell Jack Mobley Dave Monstrey John Naymick Mary Newman Karen Nielsen Glen Noonan Richard Pleva Margot Power Robert Price Larry Price Ed Reinsch George Rosinski Richard Sander Charlene Schlueter Kimberly Schopieray Chris Shafer Ruth Shaffran Thomas Shimek Derith Smith Dennis Stavros Harry Stryker Mitsume Takayama John VanRaalte Tom VanZoeren David Viskochil Midge Werner Ben Whitfield Ruth Wilber Dick Wilson 5/94 �l • • • • • • • • LEELANAU GENERAL PLAN A Cooperative Project of Sixteen Local Governments Prepared by: Mark A. Wyckoff, AICP Mark A. Eidelson, AICP Planning and Zoning Center, Inc. In Cooperation with: Timothy J. Delehanty, Planning Director Duane C. Beard, County Administrator Trudy J. Galla, Assistant Planner and Policy Guidance / Oversight from: General Plan Steering Committee Leelanau County Planning Commission Leelanau County Board of Commissioners July 11, 1994 �• • • THE LEELANAU GENERAL PLAN Police Guidelines for Future Growth on the Leelanau Peninsula TABLE OF CONTENTS Preface Introduction ....... . .. . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . .. . . . .. . Process Used to Develop the Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ii Relationship to Local Planning and Other County Operations . . . . . . . . . . . . . . . . . . . . ii Credit on Organization of the Plan and Initial Creative Focus . . . . . . . . . . . . . . . . . . . . iii General Plan Updates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii Perspective . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii Principal Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii Citizen Benefits of the Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . v Organization of the Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vi Principal Goal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . v11 Part One: Peninsular View Chapter 1: Intergovernmental Cooperation and Regional Policy Guideline: Intergovernmental Cooperation The Intergovernmental Context . . . . . . . . . . . . Issues of Greater than Local Concern . . . . . . . . lnterjurisdictional Coordination Ethic . . . . . . . . . .................... . . . . . . . . . . . . . . . . . . . .. . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . .. 1-1 1-1 1-1 1-2 1-3 Chapter 2: Preservation of Peninsula Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policy Guideline: Preservation of Peninsula Character . . . . . . . . . . . . . . . . . . . . . . . Description of Peninsula Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Major Threats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Visual Character Ethic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A Strategy to Protect Visual Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-1 2-1 2-1 2-5 2-8 2-8 Chapter 3: Working with Nature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policy Guideline: Working with Nature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Environmental Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Environmental Threats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Natural Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Stewardship Ethic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Environmental Protection Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-1 3-1 3-1 3-1 3-2 3-2 3-4 Chapter 4: Balanced Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policy Guideline: Balanced Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Context for Balanced Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Balanced Growth Ethic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Balanced Growth Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-1 4-1 4-1 4-2 4-4 The Leelanau General Plan Context .. . . . . . . .. . . .. . . .. . .. . . . . . . . Table of Contents Page 1 �Chapter 5: Growth Guidelines and Decision Maps . . . . . . . . . . . . . . . . . . . . . • . . . . . . . • . 5-1 Policy Guideline: Managed Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-1 Growth Management Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-1 Community Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-2 TOR and PDR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-4 P.A. 116 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-5 Concurrency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-6 Village and Rural Service Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-7 Capital Improvements Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-7 Official Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-7 Linked Open Space System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-7 Impact Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-9 Model Ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-9 Open Space Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-9 GIS and Data Support from the County Planning Department . . . . . . . . . . . . . . . . . 5-9 Leelanau General Plan Decision Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-1 O Future Land Use Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-10 Policies Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-10 Transportation Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-11 Part Two: Functional View Chapter 6: Natural Resources and the Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Air Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Water Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Groundwater Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Woodlands and Hillsides . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sensitive Natural Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Farmland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A Framework for Future Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Natural Resources and Environmental Protection Policies and Action Statements . . . 6-1 6-1 6-1 6-1 6-2 6-3 6-4 6-5 6-6 6-7 6-9 Chapter 7: Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Road Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Level of Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A Framework for Future Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation Policies and Action Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-1 7-1 7-1 7-1 7-3 7-5 7-7 Chapter 8: Public Facilities and Physical Services . . . . . . . . . . . . . . . . . . . . . . . . . . ..... Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sewage Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Water Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Stormwater Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-1 8~ 1 8-1 8-1 8-4 8-4 Table of Contents Page 2 The Leelanau General Plan �8-5 8-5 8-6 8-6 8-7 8-7 8-9 Emergency Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Administrative Facilities ...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Recreation Facilities . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . Library Facilities ..... . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . Solid Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A Framework for Future Policy . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Public Facilities and Physical Services Policies and Action Statements . . . . . . . . . . . Chapter 9: Non-Municipal Public Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction ....... ... .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Issues ... ... ... . .. .. . . . .... . ....... . . . . . . . . . . . . . . . . . . . . . . . . . . . Electric Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . ..... . . . ... . Gas Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . ..... . Telephone Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Radio Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Medical Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A Framework for the Future . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Non-Municipal Public Services Policies and Action Statements . . . . . . . . . . . . . . . . 9-1 9-1 9-1 9-1 9-1 9-1 9-2 9-2 9-3 9-3 Chapter 10: Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . .. ....... . . . . . . . . . . . . . .. . . . . . . . . . . . . . . Issues ....... . . . . . . . . . . . . . . . . . . .. .. ...... . ... . . . . . . . . . . . . . . . . Economic Trends ...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tourism Importance . . . . . . . . . . ...... . . . . . . . . . . ....... . ..... . Geographic Isolation ...... . . . . . . . . . . . ...... . . . . . . . . . . . . . . . . . Fiscal Implications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Framework for Future Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Economic Development Policies and Action Statements . . . . . . . . . . . . . . . . . . . . 10-1 10-1 10-1 10-1 10-3 10-3 10-3 10-3 10-7 Chapter 11: Human Services and Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . .... .... ..... . ..... . ... . . . . . . . . . . . . . . Issues . . . . . . . . . . . . . . . .... ... . . . . . . . . . . ..... ... . . . . . . . . . . . . . . . Lack of Reliable Data ... .. . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . Limited Fiscal Resources ... . .. .. . . .. . .... . . . . . . . . . . . . . . . . . . . . Needs of Special Populations . . . . . . . . . . . . ..... . . . . . . . . . . . . . . . . . A Framework for Future Policy .. . ..... . .... . . . . . . . . . . . . . . . . . . . . . . . . . Human Services and Facilities Policies and Action Statements .. . . . . . . . . . . . . . . 11 -1 11-1 11-1 11-1 11-1 11-2 11-3 11-3 Chapter 12: Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-1 Introduction ... . .. . ... . ... . ..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-1 Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ....... . 12-2 Land Use Change ..... .. ...... . . . .... .. ... . ...... .. .. . .. . . . 12-2 Residential Sprawl/Development Pattern . ... . . . . . . . . . . . . . .... .. .. . 12-3 Commercial and Industrial Development . . . . . . . . . . . . . . .... .. ..... . 12-5 Weak County and Local Planning Programs . . ........ . . ... ...... . . . 12-5 Weak County and Local Zoning Programs . . . . . . . . . . . . . . . . . . . . . . . . . 12-5 Lack of Subdivision Regulations .. .. ..... . . . . . . . . . . . . . . . . . . . . . . . 12-7 Cumulative Impacts of Current Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-7 A Framework for Future Policy ....... . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . 12-9 Land Use Policies and Action Statements ....... . . . . . . . . . . . . . . . . . . . . . . 12-13 The Leelanau General Plan Table of Contents Page 3 �Chapter 13: Local and Peninsula Land Use Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Local and Peninsula Land use Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13-1 13-1 13-1 Part Three: Implementation Chapter 14: New Institutional Structure for Improved Land Use Decision Making . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . New Institutional Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Mutual Respect and Mutual Support . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Local Planning Commissions and Governing Bodies . . . . . . . . . . . . . . . . . . County Planning Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . County Planning Commission Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . County Planning Department Role .... . . . . . . . . . . . . . . . . . . . . . . . . . County Board of Commissioners Role . . . . . . . . . . . . . . . . . . . . . . . . . . . Role of Other Governmental Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . Relationship with Citizens and the General Public . . . . . . . . . . . . . . . . . . . . 14-1 14-1 14-1 14-1 14-2 14-4 14-9 14-11 14-13 14-15 14-15 Chapter 15: General Plan Implementation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Process Leading to Plan Implementation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Plan Adoption Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Establishment of Priorities for Strategic Initiatives . . . . . . . . . . . . . . . . . . . Mechanism for Updating the General Plan . . . . . . . . . . . . . . . . . . . . . . . . . Key Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Concluding Thought . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15-1 15-1 15-2 15-2 15-3 1 5-3 1 5-3 1 5-5 Appendices Appendix A: Memorandum of Understanding Background . . . . . . . . . . . . . . . . . . . Basic Participation . . . . . . . . . . . . . . Municipal Responsibilities . . . . . . . . . County Responsibilities . . . . . . . . . . . General Provisions . . . . . . . . . . . . . . General Understandings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Appendix B: History of the General Plan Planning Process . . . . . . . . . . . . . . . . . . . . . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Opportunity for Creative Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Citizen Advisory Committee and General Plan Steering Committee . . . . . . . . . . . . . . Public Participation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . The Go/No Go Decision . . . . . . . . . . . . . . . . · . . . . . . . . . . . . . . . . . . . . . . . . . . . Table of Contents Page 4 B-1 B-1 B-1 B-1 B-2 B-2 ............................ C-1 ................................. D-1 Appendix C: Leelanau General Plan Working Papers Appendix D: Definition of Terms and Phrases A-1 A-1 A-1 A-2 A-2 A-3 A-3 The Leelanau General Plan �• • • LIST OF FIGURES Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure 1- 1 : 2-1 : 2-2: 2-3: 3-1 : 4-1 : 5-1: 5-2: 5-3: 5-4: 7-1: 10-1 : 1 2-1: 1 2-2: 1 3-1: Issues of Greater than Local Concern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Leelanau County Land Use / Land Cover . . . . . . . . . . . . . . . . . . . . . . . . . .. . Diagram of the Urban Sprawl Cycle ...... . . ... ....... . . . . . . . . . . . . . Population Trend . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . Environmental Strategy .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Balanced Growth Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Average Density is the Same . . . . . . . . . . . . . . . . . . . . . . . . . . . . ...... . Transfer of Development Rights .... . . . . . . . . . . . . . . . . . . . . . . ...... . Concurrency ..... . .. . ... . ..... . . . . . . . . . . . . . . . . . ..... . ..... . Alternate Zoning Patterns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Vehicle Registration: 1984-1990 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Percent Change in Housing Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Section, First Division into Ten Acre Parcels . . . . . . . . . . . . . . . . . . . . . . 1 Section, Second Division 4 Parcels from Each Ten Acre Parcel . . . . . . . . . Continuum of Interests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-5 2-1 2-5 2-6 3-5 4-3 5-3 5-5 5-6 5-9 7-4 10-2 12-4 12-4 13-1 LIST OF MAPS Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map 2-1 : 2-2: 3-1 : 3-2 : 5-1: 5-2: 5-3a: 5-3b: 5-3c: 5-3d: 5-4a: 5-4b: 5-4c: 5-4d: 5-4e: 5-5: 6-1 : 6-2 : 6-3 : 6-4 : 6-5 : 6-6 : 6- 7 : 6-8: 7-1: 7-3: Landforms and Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Landscape Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Inland Lakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Wetland Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . P.A. 11 6 Enrolled Lands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use Map - Agricultural Land . . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use Map - Important Natural Features . . . . . . . . . . . . . . . . . . . . Future Land Use Map - Urban Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use Map - Terrain . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policies Map - Community Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policies Map - Sensitive Environments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policies Map - Public/Quasi-Public and Institutional Facilities . . . . . . . . . . . . . . Policies Map - Recreation Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Policies Map - Other Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Ozone Air Quality Standard Exceeded . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Aquifer Vulnerability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Prime Forestlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Steep Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Critical Dunes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . High Risk Erosion Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Important Farmlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Orchard Suitability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Road Classification System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Airplane Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . The Leelanau General Plan 2-2 2-2 3-1 3-1 5-4 5-6 5-13 5-14 5-15 5-16 5-17 5-18 5-19 5-20 5-21 5-22 6-2 6-3 6-4 6-4 6-5 6-5 6-7 6-7 7-2 7-2 Table of Contents Page 5 �Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map Map 7-2: 1990 Traffic Accident Locations .................................. 7-4: Railroad Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-5: Average Daily Traffic Volumes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-1: County Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-3: Municipal Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-2: Public Water and Sewer Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-4: Fire / Emergency Service Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-5: Recreation Facilities .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9-1: Electric and Gas Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9-2: Communications Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10-1: Work Force Reporting Outside Leelanau County . . . . . . . . . . . . . . . . . . . . . . 10-2: Residential SEV: 1984 and 1992 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11-1: Per Capita Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-1: Land Use / Cover . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-2: Agricultural Lands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12-3: Peninsula-Wide Zoning Pattern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7-2 7-2 7-4 8-3 8-3 8-3 8-4 8-5 9-1 9-2 10-4 10-4 11-2 12-1 12-1 12-7 NOTE ON MAPS: While every effort has been made to assure the accuracy of the maps included in this document, it should be noted that they present information in a very general way. That is, elements of scale, data magnitude, and symbolization have contributed to serious generalization. For more detailed maps and information, contact the Leelanau County Planning Department. LIST OF TABLES Table Table Table Table Table Table Table Table 8-1: 10-1: 10-2: 10-3: 1 2-1: 12-2: 12-3: 1 2-4: Municipal Public Facilities and Services . . . . . . . . 1990 Census and Projections . . . . . . . . . . . . . . Projected Population and Housing Units . . . . . . . Seasonal Population . . . . . . . . . . . . . . . . . . . . . Population Per Square Mile: 1 940 - 1990 . . . . . . Local Plan Components . . . . . . . . . . . . . . . . . . 1989 Local Land Area by Zoning Classification (in 1989 Buildout Analysis . . . . . . . . . . . . . . . . . . . .. .. . ... . .. . .. . .. . .. .. . ... . .. .. .. . . . .. . . ... .. ... . . ... ... .. . . .. .. ... .. .. .. . . . . .. . .. .. .. .. .. . ... .. .. . . ... .. .. .. .. . . .. . .. . . acres) . . . . . . . . . . . . . . . ... . ... . .. .. . . .. .. .. 8-2 10-2 10-2 10-4 1 2-3 12-6 12-8 12-8 Photo Credits Front Cover - Lake Michigan shoreline north of Empire (Michigan Travel Bureau) Preface Divider - Fishermen on Lake Leelanau (Leelanau Enterprise) Part One Divider - Bumper apple crop (Mark A. Wyckoff) Part Two Divider - Calm of winter (Leelanau Enterprise) Part Three Divider - Fishing net (Michigan Travel Bureau) Appendices Divider - Summer flowers (Leelanau Enterprise) Back Cover - A new day (Leelanau Enterprise) Table of Contents Page 6 The Leelanau General Plan �DEDICATION This General Plan is dedicated to the present and future generations of the Leelanau Peninsula. The Plan is dedicated to the belief that the current residents of the county hold the peninsula in trust, with a responsibility to pass it on to future generations in at least as good a condition as we received it from those who came before us. It is further dedicated with thanks for the generous labor, creative thoughts and commitment of the hundreds of citizens who contributed to this effort. ��PREFACE INTRODUCTION The Leelanau General Plan was developed with the support and guidance of citizens and representatives of all local governments in Leelanau County to offer an overview with inner consistency on the issues of future peninsular land use. It is founded on the principle that all land use and infrastructure decisions that do not involve issues of greater than local concern should be made at the local level. These decisions should be carefully coordinated with adjacent jurisdictions and appropriate county agencies. The plan looks to a continuing partnership between the county and local units of government in the achievement of the shared vision described in this plan. The partnership can be built on mutual respect in areas of overlapping responsibilities and mutual support in areas where responsibilities are separate but compatible in pursuit of common goals and benefits. It is envisioned that future local comprehensive plans will be compatible with the Leelanau General Plan, but more specific with regard to land use and local implementing policies. The Peninsula Chamber of Commerce provided the initial impetus for the public participation process which led to development of this plan. The public concern for improved growth management was first published in an economic development task force report sponsored jointly by the Chamber of Commerce and the County Board of Commissioners. The county board had expressed concern over fragmented planning on the peninsula and the apparent lack of value received on 1.5 million dollars spent in the prior decade on planning activities. In light of a significant number of severe development controversies, the county board desired to make county planning and planning countywide more effective, or spend less money (perhaps none) if there were no meaningful role for the county in planning activities. The Leelanau General Plan In response, the County Planning Department with the assistance of the County Planning Commission and County Board of Commissioners created a 60 + member Citizen Advisory Committee (CAC). The CAC, in a series of meetings beginning in December, 1989 and ending in July, 1990, made recommendations for a new plan with a broader focus and greater support than the type of plan traditionally prepared independently by a County Planning Commission. Each local governmental unit in the county entered into a mutual agreement (in the form of a memorandum of understanding) to participate with the county in the development of a general plan which would look in a coordinated manner at the issues and alternatives for guiding growth on the peninsula. The agreement is reproduced in Appendix A. This planning process represented an unprecedented commitment in the state of Michigan on the part of both a county and local units of government. Each local government agreed to: • participate, fully and freely, in the process by appointing one elected official, one planning commissioner, and one citizen-atlarge to participate; • communicate all suggestions participation process; • participate fully in the various forums, seminars, workshops, and other meetings scheduled as a part of the process; • accept, review, discuss, and respond to all reports, working papers, documents, etc. produced relative to the plan; • provide without cost needed data, reports, and other information. via the Preface Page i �In turn, the county agreed to: • coordinate and pay the costs of preparation of the county-wide growth management plan; • conduct basic mapping. planning research and It is hoped the Leelanau General Plan is not merely a "county plan" even though it has been adopted by the County Planning Commission and approved by the County Board of Commissioners. Instead, it is intended to be a plan that affects the lives of all peninsula residents and visitors on a daily basis. It is not intended to be as detailed as local comprehensive plans usually are, but rather to address the broader issues, and especially the multi-jurisdiction issues from a peninsula-wide perspective. The ultimate success of the Leelanau General Plan will largely depend on the commitment that is made to implementation. Commitment will need to come from every local government, the county, the various state and federal authorities as well as a broad spectrum of county citizens . It would be easy to ignore addressing the issue of implementation in the General Plan, but that would only delay discussion on this most important issue until much later, and forego several opportunities for meaningful public input. As a result, Part Three of this plan proposes an implementation strategy. PROCESS USED TO DEVELOP THE PLAN Broad citizen involvement was encouraged by the Citizens Advisory Committee whose opinion is reflected in the following quote from an early working paper: "Involving people in the planning process means acknowledging that everyone has something of value to contribute. This system seeks to avoid setting up citizens, Preface Page ii developers, environmentalists, or local governments as "the enemy". Recognition of this fundamental can change the dynamics of growth management from "us against them " to "we 're all in this together". Fourteen working papers (listed on Page ix) document key input and findings on the route to preparation of this plan. Working Papers #6 and # 1 2 are especially significant in documenting the shared common vision . The process followed to create this plan has attempted to create a shared common vision of the future. RELATIONSHIP TO LOCAL PLANNING AND OTHER COUNTY OPERATIONS This General Plan is intended to guide the actions of the County Planning Commission and many of the priorities of the County Planning Department. It will also play a major role in guiding future public facility and infrastructure decisions by the County Board of Commissioners and other county departments and commissions (such as the Road Commission) after capital improvement programs compatible with the Plan are prepared. Part Three focuses on these issues and the institutional changes that need to occur for this goal to be accomplished. It is believed that common pursuit of the policy guidelines in this plan will encourage support and ultimately lead to integrated and coordinated planning throughout the peninsula. It is hoped a new mutually supportive working relationship between the county and local units of government on the peninsula can build from the positive experience achieved by the many local government officials and citizens who significantly participated in the development of this plan. The Leelanau General Plan �CREDIT ON ORGANIZATION OF THE PLAN AND INITIAL CREATIVE FOCUS The authors of this plan wish to acknowledge that the structural organization of the Leelanau General Plan owes some of its existence to the award winning 1 990 Howard County (Maryland) General Plan. That plan received a prestigious American Planning Association Award in 1991. The simple straightforward organization of that plan, the names of some of its chapters and the contents of its decision maps strongly influenced the structure and maps in this plan. For its initial creative stimulus, the General Plan also recognizes the Intergovernmental Growth Management Consortium. This consortium of Michigan communities seeks new ways to use existing laws, as well as supports the passage of new laws to enable local governments to better manage growth. Leelanau County is a member of the Consortium. agriculture nor tourism (the mainstays of the economy for decades). rather it is the construction of new single family homes. Over 2650 new dwellings were constructed in the county between 1980 and 1993. Almost all of this development activity has been on large lots scattered along existing roads throughout the county. If the low density residential sprawl pattern of most of the growth on the peninsula in the last two decades continues, however, it will destroy the present character and traditional economic ,ritality of the peninsula. Each new dwelling on prime orchard or forest land not only permanently converts that land out of renewable resource use, but also creates a new public service burden and contributes to rising taxes on the farmer making it more difficult for the farmer to stay in business. Citizens and local government officials basically have two choices: maintain the status quo and accept a diminished quality of life or change destructive development patterns. This General Plan advocates the latter. GENERAL PLAN UPDATES PRINCIPAL STRATEGIES The General Plan is founded on mutually supportive relationships in pursuit of mutual goals. To ensure that these relationships and goals remain mutual, it will be important to periodically reexamine the plan and update it. Chapter 1 6 advocates the preparation of annual reports to document actions taken to implement the plan as well as the preparation of annual work programs and budgets. The Leelanau General Plan will be thoroughly reviewed and updated at least every five years to ensure it continues to reflect a common vision for the future of the Leelanau Peninsula. PERSPECTIVE The Leelanau General Plan assumes future growth will occur at about the same rate in the next 20 years as in the recent past. At the present time, the most significant economic development activity in the county is neither The Leelanau General Plan The Leelanau General Plan proposes a more compact land development pattern that protects renewable resource lands (such as orchard land and forests) as well as sensitive natural resources (like wetlands and dunes). It proposes policies to encourage location of future land development in and near existing villages, as well as near Traverse City. It proposes infrastructure management policies to achieve and reinforce this land use pattern. It encourages the development and implementation of a transfer of development rights program (TOR) to accomplish open space protection, while simultaneously permitting large landowners an opportunity to capture the development value of their land. Open space zoning and rural clustering techniques are also proposed to encourage new development in rural areas to be sited so as to minimize visual impacts on the landscape and to minimize public service costs. Preface Page iii �The plan proposes measures to protect the small-town, rural character of peninsula villages and the scenic qualities of the major road corridors. Using naturally occurring vegetation for landscaping, minimizing signs, burying utilities, placing parking at the side or behind commercial buildings are all measures proposed to retain the existing character of the peninsula . More specifically, the plan proposes an environmental protection strategy that also: • identifies and avoids development near sensitive environments • protects water quality of surface water and ground water • minimizes parcels land fragmentation • create new year-round jobs • guide new development where public services are adequate or efficiently added • phase future growth • seek to achieve a better balance between the location of jobs/housing/ transportation • protect agricultural operations • protect sand and gravel resources • address equity concerns of large landowners in the implementation of development regulations • improve educational opportunities • improve health and human services. of large • links open spaces • restricts keyhole development Additional tools to be used to better manage growth include: • protects renewable resources. • increased promotion of carefully considered PA 116 enrollments • the use of a peninsula-wide transfer of development rights program to address landowner equity interests while still protecting renewable resources • concurrency requirements so new development occurs after necessary public facilities are in place (not before) • village and rural service districts to define what services will be available where and when • capital improvement programs to better guide development of new public facilities. • development of a county-wide map to identify the location of all new future public facilities The plan proposes widespread acceptance by citizens of a stewardship ethic that views land not as an asset to be exploited, but rather as a resource held in trust for future generations for use by the present generation. The Leelanau General Plan is neither a slow growth nor an anti-growth plan . It calls for balanced growth that is carefully guided to protect and enhance the quality of life on the peninsula. It accepts the principle that environmental protection and economic development are not incompatible objectives. It recognizes that a healthy economy depends on a healthy environment. To these ends the following general strategy is proposed: • curtail sprawl and development • protect and enhance the existing economic base Preface Page iv encourage compact The Leelanau General Plan �• development of impact procedures and checklists assessment • development of model local ordinances • further enhancements to the County Planning Department's data center function and Land Information System including shifting to a full geographic information system . The plan recognizes special needs for affordable housing and jobs among a growing segment of the year-round residents. It also recognizes the growing economic disparity between persons of different age and income classifications. • as the basis for more detailed township and village plans and development ordinances. • as a framework for private investment in the county. • as an aid to village, township, and county public facility and infrastructure decisions. • as a guide to the County Planning Commission in fulfilling its responsibility to review proposed public facility expenditures, and township plans and zoning amendments. • as a guide in improving protection of air and water quality. • as a guide to improved long term resource management decisions, especially with regard to renewable resources, critical plant and animal habitats, and sensitive environments. • as the basis for joint village / township / county grant utilization activities. • as an organization plan for county program expenditures • as a means of facilitating intergovernmental cooperation (e.g., with not only the county and local units of government, but also with area schools, the National Park Service, the Soil Conservation Service, the Grand Traverse Band of Ottawa and Chippewa Indians, MDOT, Benzie and Grand Traverse Counties, the Northwest Michigan Council of Governments, etc.). • to define issues of greater than local concern and establish appropriate mechanisms to deal with those issues. The General Plan recognizes important roles for the county in the provision of: • data • maps • coordination and communication • technical assistance • model plans and ordinances • capital improvement programming • conflict resolution • training • limited financial support encouragement of local planning • assistance in passage of new legislation to improve the range of available tools to manage growth. and CITIZEN BENEFITS OF THE PLAN A list of the principal issues in which guidance from this plan is likely to be sought are presented below. The Leelanau General Plan If implemented as presented, this plan will benefit the average citizen in the following ways: Preface Page v �• • taxes will be lower than they would be if the plan were not implemented because future infrastructure and public services supported by property taxes will be incrementally provided in compact areas as needed, rather than spread widely across much of the peninsula. owners of agricultural and forest land will have improved opportunities for success due to reduced pressures from non-farm residences and will have new opportunities to capture the development value of their land without dividing and selling it for residential development. • children of current residents will have opportunities to continue to live and work within the county in affordable homes and at jobs that provide an income sufficient to support a family. • there will be many different types of housing opportunities to meet the needs of young and older families, "empty nesters," retirees, and persons with special needs. • there will continue to be large expanses of orchards, woods and other open spaces across the peninsula for many years to come. • the unique beauty of the peninsula will continue to be largely maintained. • sensitive natural features like wetlands, floodplains, dunes, and unique plant and animal habitat will receive greater protection over time, increasingly through acquisition of key properties by land conservancies. • new jobs will be encouraged in areas where public services are available and adequate to meet the needs. • local and county governmental agencies will more closely coordinate planning and the provision of other public services to eliminate unnecessary overlap, gaps and PrefBce PBge vi inefficiency. • public services will be adequate to meet the needs of a diverse population. • developers will find, over time, greater uniformity in local land use regulations across the county. • development of coordinated planning objectives and ordinances between and among all the local jurisdictions will greatly benefit all because conflicts and variations will be reduced. Such a concept should in no way affect the autonomy of local governments with respect to implementing their ordinances. Compatibility throughout the county, however, will enhance the character, future growth, development, and economic well being of constituencies of the county. Such consistency will add legal strength by minimizing challenges and interpretations. For a more detailed description of life on the peninsula when this plan is implemented (See Chapter 3 of Working Paper 12). The Leelanau General Plan recognizes that if the low density residential sprawl pattern of most of the growth on the peninsula in the last two decades continues, it will destroy the present character and economic vitality of the peninsula. Citizens basically have two choices: maintain the status quo and accept a diminished quality of life or change destructive development patterns. ORGANIZATION OF THE PLAN The Leelanau General Plan is organized into three major parts. Part One examines issues from a peninsular view. It presents a comprehensive description of the character of the Leelanau Peninsula and the key policy guidelines proposed to protect and enhance the The leelBnBu GenerBI PIBn �quality of life on the peninsula. Part Two takes a traditional "functional" view of issues and proposed policy initiatives to address them . Specific policies and action statements generated from extensive citizen input in seven functional areas (such as land use, transportation, natural resources, etc.) are presented to supplement and support the general growth management strategy presented in Part One. Part Three presents the structure for and major efforts to be initiated to implement the Leelanau General Plan. It includes a proposed improved institutional structure for planning decisions and identifies the priority actions that should first be taken to implement the General Plan. PRINCIPAL GOAL The major purpose of the Leelanau General Plan is to record a consensus based growth strategy developed over several years. It is intended for joint use by Leelanau County and local governments within the county in making coordinated and mutually supportive future The Leelanau General Plan land use, infrastructure and public service decisions. It includes policy guidelines and a brief description of key planning tools to achieve the following goal: It is the principal goal of the Leelanau General Plan to establish a strategy for guiding growth that protects, and where possible, enhances the unique character of and quality of life on the peninsula. To that end, the General Plan focuses on balancing environmental protection, resource management and economic development so as to provide a foundation for a sustainable economy that permits long term prosperity for all present and future Leelanau County residents. The balance so achieved should not sacrifice environmental quality when reasonable and prudent development alternatives exist. This plan recognizes that a healthy economy depends on a healthy environment. Achievement of this goal means protecting the integrity of the land base for use by present generations without unnecessarily compromising the options of future generations. Preface Page vii �~i~Err4:~~tfJjfii!f,f ~!~~ij~~~J··· ··•• .. ·.·.·.·• ~;;h 1 >/ of.;:~~: a variety ·ilses1n· the:i:)a'ttern .pfoposilif-anddn a manner t\l;f,, .:jfr" m~_tar.e'. ~ccomm6date.dl . · ... . . .sh~uliJ lJ..e. . 1;1pda(~d .~tt/:f / 1ereaf:ter::.f!1airi_t?fn.g¢. ti PolfoyiGGid~litai:~:-- \. . · •·. ![ii!~ll!i~!ltilJtittt pristine, restored where damaged, and have access and -use : m anaged 1or •long :term •· sustainability, -Policy Guict:elihe: Balanced Gro,,vth New residential, commercial, and ind;stfiat · development on ·. the penii?s'Jta fs '~ntdurag&it ·provided it is: 1J in locations with public services adequate to tiJeet its n_eeds,, 2k· environmentallyfriend/y, .3) consistent with.the · character of dev.e/opf!lent ifl, .·_· the a~eit 4) Pre face Page viii The Leelanau General Plan �LEELANAU GENERAL PLAN WORKING PAPERS Working Paper Number Title Date Issued 1 Results of the Leelanau County Growth Management Forums 2 A Survey of Citizens Concerning Issues Related to Long-Range Planning in Leelanau County June, 1990 A Survey of Local Officials Concerning Issues Related to Long-Range Planning in Leelanau County June, 1990 4 Final Recommendations of the Citizens Advisory Committee April, 1991 5 Leelanau Peninsula Current Trend Future: Implications of "Business as Usual" September, 1991 Goals and Objectives for Managing Growth on the Leelanau Peninsula September, 1991 3 6 March, 1990 7 Economic Development May, 1992 8 Transportation, Public Facilities and Physical Services May, 1992 9 Natural Resources and the Environment August, 1992 10 Land Use November, 1992 11 Demographics November, 1992 12 Alternative Futures March, 1993 13 Public Comments on the Draft Leelanau General Plan March, 1994 14 Leelanau County Facilities Strategy / Long Range Plan March, 1994 RELATED REPORTS Leelanau County Human Services Review March 1993 A Summary of each working paper listed above is included in Appendix C. The Lee/BnBu GenerBI PIBn PrefBce PBge ix �'- -II �l PART ONE: PENINSULAR VIEW '- Part One of the Leelanau General Plan presents a comprehensive description of the character of the Leelanau Peninsula and the key policy guidelines proposed to protect and enhance the quality of life on the Peninsula . It is divided into five chapters: Chapter 1: Intergovernmental Cooperation & Regional Context Chapter 2: Preservation of Peninsula Character Chapter 3: Working with Nature Chapter 4: Balanced Growth Chapter 5: Growth Management Policy Guidelines & Decision Maps Beach south of Leland. Whaleback Hill is in the background. The Leelanau General Plan - Peninsular View �Chapter 1 INTERGOVERNMENTAL COOPERATION AND REGIONAL CONTEXT POLICY GUIDELINE: INTERGOVERNMENTAL COOPERATION A partnership founded on mutual respect and mutual support in achievement of the common goals of this General Plan should guide the development and implementation of new relationships between the county and local units of government in the county and between the county and adjoining counties in the region. THE INTERGOVERNMENTAL CONTEXT The preface includes a description of the history of the efforts which led to the creation of this General Plan. A key opinion of many citizens and local officials in the county is that the usual historical approaches to planning on the peninsula have not achieved a desirable result. The "usual approach" to planning and development regulation as described in Working Paper #12 includes the following characteristics: • Each of the sixteen jurisdictions in the county has its own zoning ordinance. • Few jurisdictions have a current master or comprehensive plan as the basis of their zoning regulations, four have no plan. • The county plan was obsolete (it was adopted in 1975 and never updated). • Local jurisdictions generally do not initiate efforts to coordinate local planning and zoning activities with each other. • Analysis of surveys has revealed that local officials' attitudes on development issues can often be more pro-development than those of the constituency they serve (see Working Paper #2 and #3) . The Leelanau General Plan - Peninsular View • County involvement in an advisory capacity is generally begrudgingly accepted, ignored, or actively opposed. • Governing bodies often do not share the same common vision of the future as do the planning commissions. • Each community acts without officially noting the impact of its decisions on adjoining jurisdictions. Local officials' attitudes on many development issues are often more pro-development than those of the constituency they serve. Common problems with the "usual approach" to planning on the peninsula were identified in Working Paper #4 and expanded upon in Working Paper #12. These problems include the following: • • • • Lack of internal consistency of local plans. Inadequate (and liability prone) administration of local zoning. Lack of interjurisdictional coordination. Lack of a "big picture" view. Kasson Township Hall Intergovernmental Coordination and Regional Context Page 1-1 �• • • Lack of maintenance of the master plan and regulations after adoption. Disproportionate influence of often illusory promises of new jobs and tax base on future land use decisions. Lack of widespread support for a common vision required for implementation. These conditions led the Citizens Advisory Committee (CAC - which recommended creation of this plan) to reach the following conclusions: "Over $1,500,000 local tax dollars were spent on attempts to manage growth in Leelanau County during the decade of the 198O's. The end result is sixteen (16) individual planning and development control efforts in the state's second smallest county. The principal result has been an acceleration in fragmented development which is straining the county's quality of life. It is the conclusion of the CAC that the fragmented planning and development effort has not worked and must be overhauled for the sake of present and future generations. A unified effort reflecting on the county as a geographic area - not solely as a unit of government - must be initiated. The effort must be broad-based and internalized by the citizenry. A shared vision of the future must be the basis of growth policies. Only then will the planning process achieve maximum public support and benefit. " (see Figure 1-1 ) . • air quality protection. • watershed management for water quality protection. • groundwater and well-head protection. • habitat preservation for sustainable fish and wildlife populations. • protection species. • protection of sens1t1ve environments (wetlands, dunes, floodplains, high risk erosion areas, etc), especially the large contiguous ecosystems like the Solon Swamp, the Crystal River, Sleeping Bear Dunes. • resource protection necessary to sustain resource-based industries such as agriculture and forestry. • sustainable economic development to provide jobs for present and future residents. • loss of open space and scenic views along key corridors. • harbors. • keyholing on lakes which lie in multiple jurisdictions. • use of public access sites. • establishment of new public parks and access sites on waterfronts. • existing public parks (national, state and local). • safe, efficient and environmentally sound roads and highways connecting our communities. of unique and endangered ISSUES OF GREATER THAN LOCAL CONCERN One common thread running through the above list of problems associated with the "usual approach" to planning and zoning on the peninsula, is the lack of means to deal with issues of greater than local concern. Public interests that are broader than simply local interests include (but are not limited to) the following. Some are illustrated on page 1-5 Intergovernmental Coordination and Regional Context Page 1-2 The Leelanau General Plan - Peninsular View �• public sewer and water services. • infrastructure serving more than one community, or being extended farther than necessary. • land use along municipal borders. • large scale development impacts beyond municipal boundaries (e.g., large resorts, industrial facilities or large shopping facilities, airports). • LULU's (locally unwanted land uses that meet a regional need, such as gravel pits, junk yards, landfills, towers, etc.). • solid and hazardous waste disposal and recycling centers. • public economic development initiatives. • affordable housing. • needs of the handicapped, children, the elderly, and other special populations. • adequate social services for citizens with temporary or special needs. • adequate educational opportunities for all citizens. • a sovereign nation within the county making independent land use decisions. time, an impact on the character of the entire peninsula (indeed, on the entire region). In addition, citizens increasingly recognize that they primarily live in a geographic region, instead of merely a single jurisdiction as did our ancestors. For example, people who live in community A may shop in community B. They may go to school in community C, be entertained in community D, and work in communities E and F. They may do all of this in the same day. All citizens are citizens of a single jurisdiction, of a county, and of a region. Each has a stake in the future of the local unit of government in which they live, in the county, and in the region. Businesses and industries also share this same stake. The interjurisdictional coordination ethic recognizes that land use and infrastructure decisions of each governmental unit have, over time, an impact on the character of the entire peninsula. In many instances, these broader public interests revolve around common environmental features (which do not respect municipal boundaries), infrastructure, and the needs of special populations. INTERJURISDICTIONAL COORDINATION ETHIC The interjurisdictional coordination ethic recognizes that land use and infrastructure decisions of each governmental unit have, over Grand Traverse Band Government Center The Leelanau General Plan - Peninsular View Intergovernmental Coordination and Regional Context Page 1-3 �If the mutual goals of this General Plan are to be achieved, it will take the coordinated efforts of all units of government working together to achieve them. Future local comprehensive plans in villages and townships in the county will relate to the Leelanau General Plan, but will be more specific with regard to land use. They will also be tied to implementation via local zoning and subdivision regulations and focused on protection of local quality of life. Local plan relationship with the Leelanau General Plan will be the focus of the County Planning Commission's review and approval/disapproval, as required by Section 8 of the Township Planning Act (Act 168, P.A. 1959) . One significant benefit of a successful county-local partnership with broad based local support will be the additional leverage it gives in dealing with Lansing and Washington, D.C. bureaucracies. Coalition building, partnerships and collaboration are not just buzz words, they are the foundation for future success in an era of shifting responsibilities and shrinking resources. Strong intergovernmental cooperation founded on mutual respect and mutual support in achievement of the common goals of this General Plan is fundamental to a better future for Leelanau Peninsula. The Maple Valley Nursing Home near Maple City. Intergovernmental Coordination and Regional Context Page 1-4 The Leelanau General Plan - Peninsular View �Figure 1 -1 ISSUES OF GREATER THAN LOCAL CONCERN LOSS OF OPEN SPACE FISH & WILDLIFE HABIT AT PROTECTION PROTECT CORRIDOR ---- · - -----views .-: PROTECTION OF FLOODPLAINS .- WATERSHED MANAGEMENT BUFFER ZONE PROTECTION OF WETLANDS GRAVEL PIT INFRASTRUCTURE EXTENDED SOLID WASTE DISPOSAL ----. ., ,_, - '- ~> '~- ~~ ' ~~ LAND USE ALONG MUNICIPAL BORDERS The LeelBnBu GenerBI PIBn - PeninsulBr View Intergovernmental Coordination and RegionBI Context Page 1-5 �Chapter 2 PRESERVATION OF PENINSULA CHARACTER POLICY GUIDELINE: PRESERVATION OF PENINSULA CHARACTER The existing natural and people-made features on the peninsula that make up its rural character are interdependent with the activities that comprise its economic base. It is important therefore, that future land use change on the peninsula enhance, not undermine the character of the area around it, and in so doing contribute to protection of the unique rural character of the entire Leelanau Peninsula. DESCRIPTION OF PENINSULA CHARACTER Leelanau County can be described in many ways. In purely numerical terms, it is nearly 24% agricultural land, 40% wooded land, 15% open land, 14% lakes and wetlands, and 6% urban land. The pie chart below illustrates the land use/cover relationship in 1990. (See Figure 2-1). The character of the Leelanau Peninsula is a mixture of farms, orchards, forests, sand dunes, wetlands, rivers, Jakes, bays, hills, valleys, resorts and villages. But Leelanau County has a rural character that is much more than mere numbers can adequately convey. The outstanding quality of the Leelanau Peninsula is its unusually varied topography. As the photos throughout this plan illustrate, it is a peninsula of significant natural beauty. It is the home of a major national park and of a state park. It is a place Figure 2-1 LEELANAU COUNTY LAND USE / LAND COVER Inland Surface Water (8.2%) Wetland (5.7%) Open Land (15.4%) Barren Land {1.6%) Urban Land (6.2%) Wooded Land {39.0%) Agricultural Land (23.8%) Source: Leelanau County 1990 serial photography. Note : Data does not include islands. The Leelanau Genere/ Plen - Peninsuler View Preservetion of Peninsula Cherscter Pege 2-1 �of special scenic quality and opportunity for pleasure in the out-of-doors. Visual character is the image one retains from looking at a landscape. This image is made up of many visual parts. It is the architecture of homes and businesses in an area. It is also the shape of hills, valleys, and shorelines. It is how much the forests close in on the roads or how the fields are open. It includes the species of trees in the forests and the type of crops in the fields. Roads, too, are an important component: are they straight or curved, wide or narrow, and are there curbs on the residential streets? Familiar landscapes are important image guideposts people use in finding their way in daily activities. Change in the landscape can become a big issue because it affects a person's daily life by changing surroundings that were once familiar into suddenly unfamiliar settings. The visual character of a community is important. It is more than just what buildings or landscapes look like. Visual character "sticks" in peoples minds. It is a very important part of what attracts people to an area to live, invest, or vacation. High dune and glacial ridges form the major land features of Leelanau County (see Map 21). These ridges generally run north to south. There are small pocket valleys between the ridges, as well as broad slightly rolling plateaus in the center of the peninsula. Rolling plains are farms along the shoreline in the area of Northport. High points on the ridges are landmarks because of the striking views they provide to the inland lakes, Lake Michigan or Grand Traverse Bay. For example, the view to the north and west from the hill crest of Town Line Road is a panoramic view of Lake Michigan and the Manitou Islands that serves Map 2-1 LANDFORMS AND OPEN SPACE Map 2-2 LANDSCAPE DISTRICTS LEGEND Luge We lland.._,. .. ~ . ~ ~ ~ > :=:' ........,.,, '~. ~. ,., y I,.,. •" 9,· l ::,1:/l~: ..•. +"·· $ -~-:--. ,. . -~:ui:1. ~ . Preservation of Peninsula Character Page 2-2 The Leelanau General Plan - Peninsular View �' ' '• -, - as both a beautiful view and as an orientation landmark. Because the ridges are highly visible , they need to be considered as sensitive visual environments. Development can easily change them. Most of the peninsula is a checkerboard of woodlots, pastures or meadows, active crop fields , orchards and water. There are few routes where forest borders the roads for more than a half mile, nor where open fields stretch for more than a mile without encountering another woodlot. There is more wooded landscape than open field. Bay is intermittently visible almost the entire length of this area. The central peninsula farms. A broad sweep of crop fields and pastures stretch in two segments from the southeast part of the county to the north central part of the peninsula . The south central peninsula farms are characterized by more traditional farms, fewer orchards. Extensive sand and gravel extraction activities also exist in the southwest portion of this area . The visually similar areas in Leelanau County are: (see Map 2-2) . Ridge-top farms. These are farms and orchards along both sides of the south arm of Lake Leelanau that are perched high on the ridges, and command long views . West-Bay Shore Drive (M-22) from Greilickville to Omena. This is a narrow band of waterfront houses on the east side of the road and largely abandoned agricultural fields on the left that are being converted to large-lot residential use . There are occasional wooded areas and strip residential lots. The West Grand Traverse Southwest forest and open valleys. In the southwest part of the county the hills are wooded and there are fewer farms and openings. There are a few valleys that have been farmed, and are now largely meadows. This area extends from Bohemian Road (CR 669) to Empire north along Lake Michigan to beyond Leland. Fruit trees in bloom. The Leelanau General Plan - Peninsular View Preservation of Peninsula Character Page 2 -3 �Rolling dry dunes. In this area north of Leland to about Johnson Road there are open grassy fields on the hills and pockets of cedar and aspen in the wetter hollows. Between Manitou Trail (M-22) and Lake Michigan deciduous forest cover is fairly complete . Lee Point to Stony Point. This area of rolling farms, orchards and woods juts out into Grand Traverse Bay. However, because of the dense bay-side vegetation and high bluffs along much of the water's edge this area is more isolated from views of the water. Northport woods. In this area to the south and west of Northport the deciduous forest is still largely intact, so that there are few open views. Water is an important feature of Leelanau County, both because the Great Lakes shape the peninsula, and because of the many lakes, streams, and wetlands within the peninsula. Places where roads are adjacent to the water or cross rivers and streams , make nodes, or focus points . Big and Little Glen Lakes and Lake Leelanau are the largest lakes in the county. Numerous smaller lakes, usually associated with wetlands, are scattered throughout the peninsula. Northport flats. The area north of Northport is flat compared to the rest of the county. There are large open fields, and large conifer plantations. Patches of deciduous forest remain near the water on both sides of the peninsula tip . Villages, small towns and crossroads get their character from the style of architecture, the nature of businesses, and the layout of streets. All the towns and villages in Leelanau County are small. Each has a small grid street pattern, making the location of businesses and homes easy. Suttons Bay has alleys behind the houses of many streets, reducing conflicts between pedestrians and cars, and between cars on the streets and those backing out of driveways. Buildings throughout are generally small scaled . Few buildings are of large mass or over three stories in height. Fruit processing buildings are scattered throughout the county and are the most frequently seen large buildings. The major threat to the future quality of life on the peninsula is continuation of the current land use pattern. The current development pattern can most charitably be described as low density sprawl. A tree-lined road. Preservation of Peninsula Character Page 2 -4 Architectural styles are most often of five basic types. One is the agricultural, which includes farmhouses, barns and other The Leelanau General Plan - Peninsular View �outbuildings, and pole barn-type sheds and small processing facilities. A second is an old resort type. These are generally painted one or two-story clapboard Cap Cod, Victorian, salt box, vertical or horizontal log, or mixed small lakefront cottages. A third is the contemporary natural finish wood structure. Large and small lakefront homes as well as commercial buildings are now being built in this angular style. A fourth is the suburban ranch home that is built on lakefronts, subdivisions, and in strip residential areas along county and state roads. These are often brick, wood or vinyl clapboard siding or a combination. The fifth is the eclectic contemporary, or the contemporary from some other region. These are structures such as concrete-block and painted metal grocery stores and mansardroofed banks. MAJOR THREATS The rural character of the Leelanau Peninsula is treasured by its residents and visitors. The rural character is a driving force of its tourist economy. Yet, if current trends continue, the peninsula is at great risk of losing its rural character over the next one-two decades. zoning" practices. These changes seem to be slow but are insidiously changing the rural character of the peninsula in ways that have serious cumulative effects. It is, in the sage words of ancient eastern leaders, "the death of a thousand cuts." These changes are documented in Working Papers #5 and #10. Some of the negative effects of the current land use pattern are listed below: • renewable resource lands (such as prime farm and forest lands) are being destroyed probably forever. • the agricultural economy of the peninsula is being seriously diminished. • a future public service quandary is being created. • open space and scenic vistas are being destroyed. Figure 2-2 DIAGRAM OF THE URBAN SPRAWL CYCLE URBAN /SPRAWL~ These changes are occurring largely because local plans and zoning regulations not only permit them, but encourage them through socalled "large lot zoning" practices. The major threat to the future quality of life on the peninsula is continuation of the current land use pattern. The current development pattern can most charitably be described as low density sprawl. It is characterized by the fragmentation of large parcels into lots of between 1 and 20 acres in size with frontage on a county road primarily for use as the site for a single dwelling. These changes are occurring largely because local plans and zoning regulations not only permit them, but encourage them through so-called "large lot The Leelanau General Plan - Peninsular View ~CREASED INCREASED LAr SALES F~~~~(D DECREASED PROFITABILITY OF FARMING HIGHER ASSESSED VALUE ~INCREASED/ PROPERTY TAXES Soun::,,: Dunford, R.W. 1979, Farmland Tax Rtllief Altemarivtn: U:sa Value Asse.ssmMr v.s. Circuir-8,,.,,ker Rebare.s, Circ. 61 7, College of Agricu/rure R11Silllrch Cenrar, Washingron Srare Universiry, Pullman, WA (Sepr.) Preservation of Peninsula Character Page 2-5 �to other employment centers outside the county, contribute to the market pressure. Unfortunately, each new dwelling on prime orchard or forest land not only permanently converts that land out of renewable resource use, but also creates a new public service burden and contributes to rising taxes on the farmer-making it more difficult for the farmer to stay in business (see Figure 2-2). In short, these changes are cumulatively undermining the very unique character that makes the peninsula so attractive to tourists, and hence undermining the tourist economy. The current development pattern is characterized by the fragmentation of large parcels into lots of between 7 and 20 acres in size with frontage on a county road primarily for use as the site for a single dwelling. These changes are occurring largely because local plans and zoning regulations not only permit them, but encourage them through so-called "large lot zoning" practices. From 1940 to 1990 the population in Leelanau County increased 95.9%. The increases, however, have been much greater in the townships than in the villages. For example, the population of the Village of Northport has increased by only 2%, while Elmwood Township's population has increased by 335% (See Figure 2-3). The pressure to fragment rural lands and convert them from agricultural or forested cover to residential use stem largely from regional population and employment growth. The beautiful and varied landscape of the peninsula and the reasonable commuting time New dwelling unit activity has skyrocketed in the last decade with over 2500 new dwellings constructed between 1980 and 1992. Almost all of this development activity Figure 2-3 POPULATION TREND Leelanau County Population: 1860 - 2020 30,000 25,000 20,000 15,000 10,000 5,000 0 0 0 .... (7) .... .... 0 (7) 0 N .... (7) 0 0 .... (7) ("') (7) '<:t .... 0 0 0 0 CO 0 .... ,-.. C'> in C'> C') C') C') C') ..- .- .- LO CD (7) C') .... .- • 0 0 0 N • 0 ..., 0 N • 0 N 0 N Source: Decennial Census 1980-1990. Projections, Michigan Depanmenr of Management and Budget & Planning and Zoning Center, Inc. Preservation of Peninsula Character Page 2 -6 The Leelanau General Plan - Peninsular View �has been on large lots scattered throughout the county. Most of it has not been in subdivisions with traditionally sized lots. During the past decade over 1,500 acres has been rezoned to residential (largely from agricultural districts). Each new dwelling on prime orchard or forest land not only removes that land from renewable resource use, but also creates a new public service burden and contributes to rising taxes on the farmer - making it more difficult for the farmer to stay in business. Between 1980 and 1992 the percentage that agricultural lands represented of total state equalized valuation fell from 17% to 9% while residentially classed parcels rose from 70% to 81 %. Agricultural land value during that same period rose from $37 .4 million to $58 .3 million while residential land value skyrocketed from $158.1 million to $508.8 million. Employment, on the other hand, while slowly increasing, has been concentrated in jobs that are generally low paying. New dwelling unit activity has skyrocketed in the last decade with over 2500 new dwellings constructed between 1980 and 1992. Almost all of this development activity has been on large lots scattered throughout the county. Population projections based on trends over the past two decades estimate an additional 4,961 persons in the county by the year 2000. The 1990 population is 16,527. This would be a 30% population increase. Thereafter rates of increase are projected to slightly decline but the base population will continue to grow to about 26,250 persons by the year 2010. See Figure 2-3. The number of projected new housing units The Leelanau General Plan - Peninsular View is estimated to remain very high at nearly 3,000 more units by 2000. An additional 2400 are projected by 2010 and 2750 more by 2020. The long term impacts on the character of the peninsula, on public service costs and on the economic viability of resource based lands will vary dramatically based on where these new dwelling units are constructed. For example, if all the homes were on lots in twenty new 1 50 unit subdivisions within or contiguous to existing villages, the community character impacts would be far, far less than if they were spread on large lots across the peninsula. In the former case 3,000 new dwellings on quarter acre lots would take up only 750 acres of land, whereas if those new dwellings are built at current average minimum lot sizes and spread across the county, about 3,185 acres of land will be needed to accommodate them. This is nearly 5 square miles of land . If, as is more likely given current trends, these residences are on lots larger than current average minimums, then as many as 30,000 acres (4 7 square miles) could be consumed just to provide lots for 3,000 new dwellings. 3,000 new dwellings on quarter acre lots would take up only 750 acres of land, whereas if those new dwellings are built at current average minimum lot sizes and spread across the county, about 3, 185 acres of land will be needed to accommodate them. This is nearly 5 square miles of land. In contrast, employment projections based on current trends suggest that only 886 new jobs will be created by the year 2000. Only 77 new acres of commercial or industrial land will be needed across the entire peninsula to accommodate these new employees. Obviously, most new residents are projected to either commute out of the county, or not work (largely retirees). That is, of course, the current situation and it is not expected to change given the relative remoteness of the county to urban areas and the fact it is a destination location rather than a location along a route Preservation of Peninsula Character Page 2-7 �between two urban centers. A STRATEGY TO PROTECT VISUAL CHARACTER The implications of the continuation of current trends on the future character of the peninsula are disastrous. Unless coordinated and integrated land use planning occurs at both the county and local levels of government very soon, the landscape features of the peninsula that make it so attractive to current residents and tourists will be lost or badly damaged. Once lost, it will be very difficult, if not impossible to restore. The proactive participation of the county in development of the Grand Traverse Bay Region Development Guidebook illustrates the ways in which new development could occur in order to protect the visual character of the peninsula. Recommendations from the Guidebook which are incorporated into this General Plan follow. Only 77 new acres of commercial or industrial land will be needed across the entire peninsula to accommodate these new employees. The protection of scenic values can be accomplished through a variety of choices including (see also Figure 2-4): • building most new dwellings in villages and subdivisions rather than on large rural lots. • setting aside open land, or placing development where it has the minimum visual impact. • clustering residential, commercial, and industrial development to retain open space. • using plantings with predominantly naturally occurring species on areas visible from roads. • retaining naturally occurring vegetation to the maximum extent possible. • in building, sign and other construction, lean toward using materials such as wood, stone, or brick rather than metal, plastic, or concrete. Muted, rather than bright colors seem to suit the north country lakes, woods, and traditional farms and villages. VISUAL CHARACTER ETHIC It is most desirable for the rural visual character of the landscape to remain after growth accommodates increases in population and development. County c1t1zens have indicated they do not want the landscape to take on a suburban or urban ornamental character, or the natural and rural character will be lost. The bays, lakes, rivers, streams, ridges, and rolling terrain along with woods and farms that drive the economy of the peninsula and contribute to the sense of identity of its citizens must be protected. Almost everyone feels a right to see, enjoy, and seek to help protect these resources. Protection of the unique rural character of the peninsula needs to become a fundamental part of all future planning and development decisions. Pleasing, rather than chaotic views along roads can be accomplished by: The implications of the continuation of current trends on the future character of the peninsula are disastrous. Preservation of Peninsula Character Page 2-8 • reducing the size and number of signs. • burying utilities or routing them away from the street. • enhancing parking lots with landscaping. The Leelanau General Plan - Peninsular View �U -.I. ). ),.IW i , .) ,..I,.!,., 1 "Will 'WIii 'WIil , . . ;:! (b r(b (b iii' ::, BUILDINGS REFLECT Ill C: LANDSCAPING TO SCREEN PARKING LOTS C) (b ::, i ~ Ill ::, ~ • • • Common architectural period or style Similar mass & shape Similar lot size & ; street layout (b ::, /y ·vJ--""' ~ \ \ , \. ~~. IJ REAR SERVICE DRIVES & PARKING AT SIDE OR REAR OF BUILDINGS ,. f s· ti) C: iii' .... A " C:,._ \ ~ ~ ~ ~ QI g. ::, I)'( ~ 4' 5 ~ (b ~ ill r::t < ~ bQI C') o · ::,,- SIGNS USE WOOD, STONE OR BRICK INSTEAD OF METAL, PLASTIC OR CONCRETE, AND LOW-INTENSITY LIGHTING SERVICE ACCESS FOR SEVERAL BUSINESSES BURY UTILITIES ::, .... ~s· 0 ti) C: iii' ~9~ Q (b QI N r, , lb IQ .., Figure 2-4 PROTECT VISUAL CHARACTER �• using service drives and alleys to limit curb cuts. • placing parking behind or beside buildings, but not in the front yard. The character of villages should be kept intact. Key aspects of village character include: • architectural period and style • mass and shape • material and color • lot size and street layout. At night, the stars should be visible in the sky - not obstructed by diffuse light from the built-up environment. Preservation of Peninsula Character Page 2- 10 Future quality of life on the peninsula will depend to a great extent on the degree to which the particular rural character of the peninsula has been protected. Much of the local economy will depend on it. The sense of satisfaction residents have with their community will depend on it. Protective measures are not incompatible with additional growth because the issue is not whether or not to grow, it is where and how. It is most important to focus efforts on encouraging new development in and adjacent to existing villages, protection of existing village character, while protecting agricultural lands and other open spaces. Protection of the visual character of these areas will provide both long term economic benefits and quality of life benefits to both residents and visitors now and for many years to come. The Leelanau General Plan - Peninsular View �Chapter 3 WORKING WITH NATURE POLICY GUIDELINE: WORKING WITH NATURE Extensive and diverse sensitive natural features found throughout provide the foundation for the present and the future quality of life on the peninsula. They should be protected where pristine, restored where damaged, and have access and use managed for long term sustainability. water quality, and clarity). Wildlife is abundant. Dunes have world class ranking. Significant land areas are in federal or state ownership to protect natural characteristics. See Maps 3-1 and 3-2. ENVIRONMENT AL THREATS The natural environment of the Leelanau Peninsula is of exceedingly high quality. All but two short stretches of streams fail to provide the oxygen and low temperatures for trout. Most of the lakes are either oligitrophic or mesotrophic (a measure indicative of high The natural environment ori the Leelanau Peninsula is at risk. While air quality is still good, ozone levels are rising due to contaminants brought from elsewhere (presumably southern Lake Michigan communities). Groundwater is extremely sensitive to contamination due to very sandy soils and 35 sites are now officially on the Act 307 list of contaminated sites in Leelanau County. Small incremental wetland fills continue to reduce wetland areas. Land Map 3-1 INLAND LAKES Map 3-2 WETLAND AREAS ENVIRONMENTAL FEATURES r-J""""'t...J"7 0 5Ml ~ 0 5MI .• .. . ffi!!!I WETLAND 8888 The Leelanau General Plan - Peninsular View AREAS Working with Nature Page 3-1 �vigilance is sometimes misplaced (i.e., focused on a few highly visible projects while largely ignoring the "death of a thousand cuts"). The Leelanau Conservancy has quickly established itself as an important positive force in protecting lands with sensitive environmental resources. This is done by outright land purchase, conservation easements and gifts. Yet new resort developments in sensitive environmental areas continue to be proposed and to dominate local land use issues. NATURAL RESOURCES The natural resources of the Leelanau Peninsula are vital to the economic health and the sense of well being of area citizens. These natural resources are interrelated biological systems. They require knowledgeable and careful stewardship for protection measures to be effective. Forest cover in Leelanau County. STEWARDSHIP ETHIC fragmentation is cutting into farm and forest lands, and subsequent residential development is reducing animal habitat and hence biological diversity. About 3,680 acres of land were converted to urban (mostly residential use on large lots) between 1977 and 1990. Wildlife corridors and linked open spaces are being lost (except on federal and state land). The lack of mandatory septic system maintenance and uniform stormwater management regulations pose threats to water quality in lakes and streams from nutrients, sedimentation, and other pollutants. Local plans and zoning regulations vary greatly in the degree to which environmental concerns are addressed. Local land use decisions often do not fully apply the environmental protection standards already included in existing ordinances. On the plus side, however, citizen interest in environmental protection is high (see Working Paper #2, page 34) as is citizen vigilance, although it could be argued that Working with Nature Page 3 -2 The natural resources of the peninsula should be treated as if they are a trust for use by all generations. Long term quality of life, a sustainable economy, and generational equity all demand this. A stewardship ethic views renewable resources as resources to be managed for long term productivity based on their potential value and contribution to local quality of life. In some cases they may be managed for single use (such as for an orchard), in others for multiple use (such as a forest for wildlife habitat, hunting, and timber production). In contrast, however, contemporary land use practices are too often focused more on resource exploitation for short term economic gain to the owner/operator without consideration of long term impacts on that or adjoining land or water resources. As a result, land is scarred, water may be contaminated, and quality of life is reduced for generations-usually by the time the damage is recognized, the exploiter is long gone. The Leelanau General Plan - Peninsular View �Thus , the primary environmental goal of the Leelanau General Plan is the protection of unique and sensitive lands and the water resources from inappropriate and poorly designed development. This includes unique and prime agricultural lands as well as sensitive environments like dunes, wetlands, and wildlife habitat. The primary environmental goal of the Leelanau General Plan is the protection of unique and sensitive lands and the water resources from inappropriate and poorly designed development. It is important to guide new development in a way which works with nature rather than against nature. A healthy economy depends on a healthy environment. Where there are legitimate conflicts between proposed new development and an important sensitive natural resource, and reasonable and prudent alternatives exist, then the new development should yield to the sensitive environmental feature and be built elsewhere. Where long term sustainable economic or public safety and welfare benefits outweigh small environmental impact, then the new development should be allowed to proceed with appropriate mitigation measures. In all cases, planning and development regulation should be oriented to preventing pollution, impairment, or habitat destruction . The Lake Michigan shore. The Leelanau General Plan - Peninsular View Working with Nature Page 3 -3 �be encouraged whenever possible. ENVIRONMENT AL PROTECTION STRATEGY The basic strategy for environmental protection on the Leelanau Peninsula as advocated by this General Plan follows (see Figure 3-1 ). More specific policies and action statements are found in Part Two. • Identify and avoid sensitive environments in advance. New development could then avoid wetlands, dunes, floodplains, and endangered or threatened plant and animal habitat. Site plans need to be developed based on state, county, and local maps of sensitive resources, as well as on site specific reconnaissance. • Protect water quality of surface water and groundwater. Regulations to require regular inspection and maintenance of septic tanks are needed. New regulations to manage stormwater impacts on waterbodies should be enacted and enforced based on the Grand Traverse County stormwater regulations. • Minimize land fragmentation of large parcels. Uniform local zoning and land division regulations should be enacted which prevent fragmentation of prime farm, forest, and important open space lands. A transfer of development rights program (TOR) should be created to permit landowners to capture the value of development rights of open space lands in lieu of dividing the land for sale as residential lots (see Chapter 6 for more information on this technique). • linking open spaces. Wildlife corridors, habitat protection, and linkages between open spaces should be a primary consideration in the development of new local plans and peninsula-wide open space plans. Efforts should be made to acquire fee simple interests or conservation easements across such lands where they are not already in public ownership. Other efforts such as mapping biodiversity should Working with Nature Page 3-4 • Compact development. New residential development in the county should be encouraged in villages and in clusters on non-prime resource lands. • Keyhole development. Control of private keyhole development around inland lakes has become necessary. New lakefront public access sites should be carefully sited to minimize environmental degradation and managed to avoid lake overcrowding and nuisance impacts on abutting properties. • Protection of renewable resources. The protection of prime agricultural and forest lands and the promotion of environmentally sound sustainable agricultural and forest management practices can be achieved by coordinated county and local policies with the support of the farm community. �,a ,a ~ ,r. ,-. ,._ ,_ WIii WII WI WIii w. '111111a ;! Cb rCb Cb Qi" ::, Ill t:: C) LINK OPEN SPACES Cb ::, ~ NEW DEVELOPMENT: Compact Close in to village PROTECT RENEWABLE RESOURCES -FARM & FOREST LAND ~ ::, EXISTING VILLAGE "'t) "~:::~ ......., ...... ..\"".'- Cb '~ ::, · ',:_: ·:-_ ::::. :- -..c...:.. -=-=--.-:::--. •·--=- - - -- ~ 5 (/) t:: ...Qi" -- ~ m z < r 55 ~ 0 z s:m-· "Tl z'g -i ~ )> w r ,...I CJ) -i J ' ::0 ~ m G) -< [ ~ Ill g. ::, 1:)- -,c; ~ ::,::, ~ ~ 5· IQ ~ ~ s: ' 01 ...Cb ~ ~ c.,c! Ila ~ till> ~ SEPTIC SYSTEM MAINTENANCE ;/Ii= - ---~- - ---YHOLE EVELOPMENT RESTRICTED U FFERTO ROTECT WATER QUALITY PREVENT LAND FRAGMENTATION OF LARGE PARCELS �Chapter 4 BALANCED GROWTH POLICY GUIDELINE: BALANCED GROWTH continue and will be concentrated in agricultural and high technology enterprises. New residential, commercial, and industrial development on the peninsula is encouraged provided it is: 1) in locations with public services adequate to meet its needs, 2) environmentally friendly, 3) consistent with the character of development in the area, 4) consistent with local plans and regulations, and 5) compatible with the guidelines of this General Plan. In the implementation of this policy guideline, both the county and local governments would seek to ensure over time, that all the health, safety, and general welfare needs of its citizens that can be reasonably met are accommodated with a variety of land uses in the pattern proposed and in a manner which does not unnecessarily compromise options for future generations. There is no real question as to whether there will be new growth on the peninsula, it is simply a matter of where, when, how much, and what type. The principal challenge is to devise an integrated and coordi1ated growth strategy which enjoys broad public support and that utilizes the best capabilities of county and local governments to guide growth into those locations best able to accommodate it, and/or most in need of it for the foreseeable future. There is no real question as to whether there will be new growth on the peninsula, it is simply a matter of where, when, how much, and what type. CONTEXT FOR BALANCED GROWTH There is projected to be a continued demand for new dwellings on the Leelanau Peninsula. These new dwellings will serve some existing residents, but largely will accommodate seasonal residents, new residents who will be working, or retirees . The county will grow as both a bedroom and tourist community. New businesses will continue to be established and some existing businesses will enlarge . Many new businesses will focus on the needs of tourists, but increasingly, as the indigenous year round population increases, they will focus on the growing needs of existing residents. Limited opportunities for industrial development will The LeelBnBu GenerBI P!Bn - Peninsu!Br View While the amount of new development will be a function of demand, which is not easily regulated, the location of new development, its density, and the adequacy of public services in the are principally a function of governmental decisions. These policies should focus highest attention on both residential and agricultural land uses, due to their interrelatedness if current trends should continue. The greatest land use changes projected to occur involve conversion of agricultural and open space lands to residential use. Current trends must stop soon, or sprawl will consume critical areas of the agricultural economic base of the county and the open space that it provides. Commercial development should be directed into existing villages and resorts and not be permitted to expand beyond planned areas. While the amount of new development will be a function of demand, which is not easily regulated, the location of new development, its density, and the adequacy of public services in the area are principally a function of governmental decisions. Coordinating consistent land use decisions is necessary to accomplish balanced growth. It BBIBnced Growth PBge 4-1 �also requires local plans and regulations that are built on a common vision and which rely on common policies for their implementation. This General Plan accepts the principle that environmental protection and economic development are not incompatible objectives. BALANCED GROWTH ETHIC This General Plan accepts the principle that environmental protection and economic development are not incompatible objectives . Jobs are essential for the income they generate to support families. Jobs in Leelanau County are largely related to agriculture, tourism, or to serving the needs of the growing commuter population (people who live in the county but commute to work elsewhere). Two (if not all three) of these job categories exist because of the natural resources and environmental quality of the peninsula. Without it, the jobs would be lost. Yet the job base on the peninsula is not sufficient in size to provide many new opportunities for young persons raised in the county to find work after graduation. Neither are average pay scales sufficient to support a family. Affordable housing opportunities are becoming fewer and fewer. As a result, the disparity between the higher and the lower income citizens is growing (see Working Papers # 7 and 11). Balanced growth will require housing not only for the wealthy seasonal residents, retirees, or two income commuter families, but also for young families, the elderly , and other Aerial view of Sugar Loaf Resort (foreground), Little Traverse Lake (right), and Lime Lake (left). Balanced Growth Page 4 -2 The Leelanau General Plan - Peninsular View �, . , . , . , . , . , . WII Wla WII WIii PROTECT RENEWABLE RESOURCE LANDS ;l <II r- <11 ~ ::, •••• Qi t: • C) ....... •••••••••• -· ..... . -~~ ·-. .-_-; . -::;JCS~..,-_::;;;.;-~-~ -- , ~ • ~--J . • <II ::, - e , ~ -,.., . -- ~•', __- ,· ::, , •._ ~·1~1t - --m.x). - ; . 0 00 ~.~-~.. - , , o'•e••· .,.,. ('• • •• Oooi:~o•~~:ooo, ~ Ooooop•~giiQQQc;,•••••• 0 0 Q. Q ._,y, . - •. ,1, ,-,r.~v-.--:,1/if,.,..,. ~ ::, :5(I) - --- - • ? •".;~ ••••• ~ _--.::__ ~ ( - • / ~Obi:;~~ • ENCOURAGE COMPACT DEVELOPMENT WITH COMMON OPEN SPACE -, ) ~ r 0 \ Q Q 0 0 3 (1 Q (l Q IJQ (l Q , , QQ.Q Q Q" (> V qr> _o~ Q q ... --- WIii-... ENCOURAGE AFFORDABLE HOUSING INDUSTRIAL PARK NEW JOBS -···•---------·············. ~ : • ••• • •• ••• •• •• •• • ••• • :-• • q <-'~_p'~-yf'n':)iQ~; f~ _ij/f//:f; ✓ ~ -<" '11,...-:""'"rri~ ~ . ,:;:r\",--. '(yr' cJ-'(. -.,-1; ~; ~ ~ "-~~( .' ;r~_ i~l.fiff!JJ ., ~-.T::/r{/ --.J.,,.n ,. • • t: ii, .... ~ ~ ~ ..., . . . . . ,... ' ' \ :• ·, PUBLIC SERVICE , BOUNDARY .•• "'"' :• • -~ .'I'·/, I.I'/ ;/4 1/;.'t 'l·,f ' ~ Co ~ g. :, ENCOURAGE NEW BUSINESS ACTIVITY WITHIN EXISTING VILLAGE THAT REFLECTS VILLAGE CHARACTER 0- '< ~ 5 lII:01 ii"' I~ DISCOURAGE STRIP DEVELOPMENT AT EDGE OF VILLAGE ~/,, v~J~'M; ·" \, ' ::t- I') <II ~<II ~ 0 ~~ l., g. , . ... , •• ... ••• .: ~ ~ ~ •••• •••• •• ..• •• ••• •••• •••••••••• .. II r, ::, "tJ Q. • •••• ••••• PHASED NEW : GROWTH WITHIN : PUBLIC SERVICE : BOUNDARY ~ • Figure 4 -1 BALANCED GROWTH STRATEGY �low income residents. It will require new businesses to support the needs of these new families. It will require new tourist jobs and probably some new light industrial jobs as well. Where these new homes, these new businesses and industries are constructed will affect the future quality of life on the peninsula . If the present pattern of sprawl continues for 10-20 more years, the rural character of the peninsula will be irretrievably damaged as will most of the open space not in public ownership. This will dramatically reduce, if not eliminate future tourism growth. It will also create an enormous public service burden that will not be cost-effective to meet because of the low density, spread-out pattern of development. Incremental sprawl of residences across the countryside will drive out agriculture and further narrow (rather than broaden) the tax base. It will also create an enormous public service burden that will not be cost-effective to meet because of the low density, spread-out pattern of development. The solution is balanced growth that deeply respects the environment and the quality natural resources on the peninsula. The balance must be founded on the princ iple of sustainability . In short, sustainable development means protecting the goose that lays the golden egg. On the Leelanau Peninsula, that means protecting the natural environment and the renewable natural resources to a greater degree than would likely be the case elsewhere. This is because most of what is good about the peninsula comes from the natural environment, and most of what sustains families on the peninsula also comes from it. BALANCED GROWTH STRATEGY The basic strategy for balanced growth on the Leelanau Peninsula as advocated by this General Plan follows. See Figure 4-1. More specific policies and action statements are found in Part Two. • Significantly curtail sprawl and encourage compact development. The future land use pattern on the peninsula will encourage new residential development in existing and adjoining villages (and perhaps new villages) and on non-prime soils or sensitive lands. Strip development will be strongly discouraged and all new commercial development will be in a village, resort or already established commercial area (such as Greilickville) . Sustainable use occurs when the ecosystem, organism , or renewable resource is maintained indefinitely at a rate within its capacity for renewal. Sustainable agriculture respects the land and water and involves management practices that do not diminish the potential of future operators to gainfully produce crops. Sustainable development meets the needs of the present without compromising the ability of future generations to meet their own needs . A sustainable economy is one which meets the needs of the present without so exploiting the environment and natural resources that future generations suffer. ReBI estBte trBnsBctions Bre plentiful. BBIBnced Growth PBge 4 -4 The LeelBnBu GenerBI PIBn - Peninsular View �I I I • The existing economic base will be protected and enhanced. Renewable resource lands will be protected for long term economically beneficial use . Activities supporting the tourist industry will be protected and enhanced but will not be expanded into new areas without careful planning. Business act1v1ty providing services to the year round population will be encouraged to concentrate in existing villages and strongly discouraged from moving to the edge of town . • New jobs. New year round employment in services and light industry will be encouraged in several carefully planned industrial parks. • New development: where, when, how much, what type, and at what density. Most new development will be residential but local regulations need to be changed to improve opportunities for affordable housing, especially in existing villages. New development should occur when, and only in locations which have or are guaranteed adequate public services to support the public service needs of new development. The density of new development will respect the character of the surrounding area, the capacities of necessary public services and not needlessly squander land resources. New development will occur in response to market demand and not speculatively, or ahead of necessary public facilities. In particular, new development will not result in the premature disinvestment in agriculture . I I • Phased growth. New public facilities will be constructed to guide future growth based on annually updated capital improvements programs (CIP) prepared by each local government and the county. All CIP's will be coordinated and compatible with the General Plan. The Leelanau General Plan - Peninsular View A new home in the woods. • Public service boundaries. New public services should be provided on a planned basis within boundaries of village and rural services districts. These districts need to be designed to economically and efficiently meet the needs of land uses within them. Simultaneously, high intensity development should not be permitted outside established public service boundaries. • Jobs/housing/transportation balance. As new development occurs an effort should be made to coordinate the provision of jobs and transportation so that a jobs/housing/transportation balance is achieved that results in reduced transportation demands and a greater chance for cost effective transportation services , including transit services . • Protect agricultural operations. Agricultural operations need to be protected by local zoning measures that classify them as the principal and preferred use of prime orchard or other agricultural soils. Incompatible uses of adjacent land will be discouraged . Other local ordinances and programs should also be coordinated to protect sustainable agricultural operations. Balanced Growth Page 4-5 �• • Protect sand and gravel resources. Lands with large amounts of marketable sand and gravel deposits should be identified and protected from conversion to other uses, or from being surrounded by residences to the degree that future extraction would be precluded. Existing sites of former extraction activities should be reclaimed. Address equity concerns of large landowners. The value of prime agricultural, woodland, and gravel lands for residential development often exceeds that of the resource value of these lands. A major effort will be made to develop a peninsulawide program to permit large landowners to capture the development value of those Balanced Growth Page 4-6 lands without having to fragment or convert those lands for development purposes. In particular, transfer and purchase of development rights will be explored (see next chapter). • Educational opportunities. An effort should be made to improve opportunities for continuing education and government officials will support the initiatives of public schools to produce graduates with job ready skills. • Health and human services. An effort should be made to improve health services and access to them. The Leelanau General Plan - Peninsular View �Chapter 5 GROWTH GUIDELINES AND DECISION MAPS POLICY GUIDELINE: MANAGED GROWTH local comprehensive plans and local development regulations (including for example, zoning and subdivision regulations) should be updated and thereafter maintained, to include goals, objectives, policies and strategies for managing future growth compatible with the Leelanau General Plan. local plans should include more specific land use and density proposals at the parcel-specific level. local regulations should focus on design and other issues of local significance. Public facilities should all be constructed according to local capital improvement programs that are coordinated at all governmental levels on the peninsula. GROWTH MANAGEMENT TOOLS The preface presented the principal goal of the Leelanau General Plan. Chapters 1 - 4 presented principal policy guidelines and explanatory text in support of this goal. This chapter explains a variety of existing and new tools that could be employed by the county and/or local governments in the county to An oeriol view of Sugor Loof Resort. The Lee/onou Generol Pion - Peninsu/or View Growth Guidelines ond Decision Mops Poge 5-1 �increase significantly the chances for successful implementation of the Leelanau General Plan. Part Two of the plan presents specific policies and action statements to give even clearer direction on steps that can be taken to implement this plan . Part Three focusses on the institutional structure necessary for successful implementation. Following is a description of the key growth management tools and techniques proposed to be used. Many relate to elements included in the decision maps included in the last section of this chapter. Some of these tools can be used under existing statutes, others will require new enabling legislation. Some can be implemented by individual actions of the county or local governments while others require coordinated actions by multiple units of government. COMMUNITY TYPES Identification of community types enables citizens and officials to categorize areas of planned high, medium, and low density development as well as to identify those areas most likely to need improved public services in the future and/or around which new development could be clustered. The density classes referred to here are "average densities" for development, a term not to be confused with "minimum lot size." Average density refers to the density that results by dividing a total number of future dwellings by the total acreage of a large land area. The number of dwellings on each parcel within the area in question may be a different size than the "average." See Figure 5-1. In contrast, zoning ordinances typically establish minimum lot Downtown Leland, looking south. Growth Guidelines and Decision Maps Page 5 -2 The Leelanau General Plan - Peninsular View �I I I I I I below which no smaller parcel may be used. The average density of an area is a better measure to use in the General Plan because many parcels of varying dimensions are already built upon and new dwellings could be clustered on a potion of a property to protect open space. Under clustering, the average density remains low while the density of the area with homes may by much higher. It is rather like the census-derived figure of 0.07 persons/acre in all of Leelanau County. This is an average density figure. However, within Suttons Bay or Northport, the average density is much higher. The following community types have been identified and mapped in Leelanau County (See Map 5-1): Urban Center. The economic core of a region, characterized by a high concentration of activity that may be but is probably not coterminous with municipal boundaries. The urban center typically provides employment opportunities for a large number of people within the region. It also provides a significant portion of the region's economic and tax base. Urban centers are characterized by an average density of one unit per 10 ,000 square feet in platted areas, to one unit per one-half ( ½) acre in unplatted areas not serviced by a municipal sanitary sewer system. Rural Center. A local activity hub consisting of residential neighborhoods, a surrounding rural area, and a core of small businesses. Modest Figure 5-1 AVERAGE DENSITY IS THE SAME .,,..--- eo · .. 1/4 acre 101s In 20 acre sut>drvlslon 40 oc,e1 S -- OCIM 40 acres 31 unit condomnlum development on ocres ti) 40 acres 40 acres r558 40 acres .... ........... ... ..... ..... .. ... ... .... ... . ... ... .. . . .. .... . ... . .. -_) ' - ' 10 ocres ~ OCIOI .--- - acre parcel _ _ ) r--~-10 unit apartment building on 2 acres Average density refers to development within a geographic area, such as that area in a community which may be planned for wlow density residentiar development. Average density is established by dividing the total acreage within the specified area by the number of dwelling units planned for the same area. Cannon Township Comprehensive Plan, Planning & Zoning Center, Inc. The Leelanau General Plan - Peninsular View Growth Guidelines and Decision Maps Page 5-3 �in size, it may or may not be an incorporated municipality . Some employment opportunities exist within the rural center. Average parcel densities ranging from 10,000 to 15,000 square feet are common, mostly the result of platted subdivisions. Resort Center. A seasonally active area with housing that is mostly geared to the needs of a transient population with limited public services and limited commercial facilities like gift shops and restaurants. Average parcel densities are similar to that of the rural center, but may range as high as two (2) acres in some areas. Settlement. A small, relatively isolated community which may not have an associated commercial center, typified by clusters of residential parcels of one-half ( ½) to five acres in size. Minimal employment opportunities exist , if any. Compact Commercial Centers. An area of commercial development not associated with any other commercial development. It exists independent of a traditional town or village setting. Often, little if any residential development is associated with the compact commercial center area. Typical development densities average one building for every three (3) to five (5) acres, with some areas averaging as high as one building per ten ( 10) acre parcel. TOR AND PDR Transfer of development rights (TDR) and purchase of development rights (PDR) are techniques which involve the sale of development rights. A development right is a severable property right like an easement or mineral right. Once all development rights are sold, the property can thereafter never be used Map 5-1 COMMUNITY TYPES ~ 0 5MI ■ URBAN • CENTER RURAL CENTER + RESORT CENTER • SETTLEMENT ■ SCATTERED STRIP COMMERCIAL Growth Guidelines and Decision Maps Page 5 -4 The Leelanau General Plan - Peninsular View �' ', ~ ~ '- the Intergovernmental Growth Management Consortium (Consortium) of which Leelanau County is a member. for a structural development purpose {like a residential subdivision or commercial establishment). In most cases, nonstructural use rights (such as for agriculture or forest management) remain. TOR and POR have special value as growth management tools because they permit landowners to capture the economic value of land for development purposes without actually developing it. Unfortunately, TOR is not currently a legally authorized technique for use by Michigan communities, although it is used in seven other states. Legislation has been drafted, but not enacted, to permit its use in Michigan. The legislation was drafted under the auspices of TOR is a technique which permits protection of sensitive resources, renewable resource lands, historic resources, or other areas of special community significance by reducing permitted development density in those areas while still allowing the landowner to capture the economic value of the development rights in the land. This is done through the creation of "sending" and "receiving" zones where development rights in sending zones are sold to buyers (developers) for use in receiving zones. Buyers of development rights can then build at a higher density than without development rights. See Figure 5-2. TOR will be most effective in Leelanau County if structured on a peninsulawide basis. Key agricultural lands and other sensitive lands could be places into the sending zone. Multiple receiving zones could be established . They would largely be in villages and in the southeast corner of the county (near Traverse City) or in an area proposed for a new town. Figure 5-2 TRANSFER OF DEVELOPMENT RIGHTS ~ ~ ~ ~ , i .8 ~ 8 ;. z "' C c ."' ~ ~ ' ' ' ~ ~ C cC ., POR involves the purchase of development rights (or conservation easements) for permanent retirement, thereafter forever protecting the land from development. POR is currently authorized under the Conservation and Historic Preservation Easement Act. New legislation (proposed by the Consortium) would broaden this authority. If a way of financing such purchases could be established, POR could be used to purchase development rights on key parcels throughout the county to protect important public viewing opportunities, especially along public roadways. ii: P.A. 116 Development rights are analogous to mineral rights. Once established , they could be bought and sold under a local transfer of development rights program . It is an equitable way to allow a landowner to "capture" development value without changing land use . The Leelanau General Plan · Peninsular View The Farmland and Open Space Preservation Act (P.A. 11 6) provides an opportunity for farmers to enroll land in the program for periods from 10 - 99 years in return for tax credit. For many active farmers, the tax credit Growth Guidelines and Decision Maps Page 5-5 �l equals or exceeds property taxes. Many farms in the county are enrolled. It is an important protection technique. A concerted effort should be made to encourage carefully considered enrollment as another growth management tool in those areas with prime orchard or prime farm land soils. Similarly, an analysis will be made and periodically updated of parcels in which the P.A. 116 enrollment will soon terminate in order to identify parcels "at risk" of conversion to other uses. (Map 52.) Map 5-2 P.A. 116 ENROLLED LANDS ~ 5MI 0 CONCURRENCY -. This growth management technique requires that new development occur only when the public facilities and services necessary to meet its service needs are in place. Thus, if a paved road and/or sewer line were necessary to mitigate impacts of a proposed new use, they will have to be constructed before, not after the new use was ■ LAND IN PA 116 Figure 5-3 CONCURRENCY A QUESTION OF BALANCE ■ Adequate Publi: S.rva-s Al Time Of Land O.,,,bpmen1 1 gi . .c ~ ~ f"' ."' C c ~ C cC • ii: Growth Guidelines Bnd Decision MBps Page 5 -6 The LeelBnBu GenerBI P!Bn - Peninsular View �' ' ' ' ' ' ~ ~ ~ ' ', ' , , ' ' established. Currently, it is not easy to require new development concurrent with adequate public facilities. See Figure 5-3. With good planning and consistent implementation, it is possible to so require with some special land uses and planned unit developments. It is not possible to apply to a rezoning. In order for this technique to be effective, it needs to be used in conjunction with capital improvements programming. The Consortium has drafted enabling authority to use concurrency as a growth management tool in Michigan. Consistent county/local planning and coordinated capital improvement planning can give many of the same benefits without new legislation. VILLAGE AND RURAL SERVICE DISTRICTS The creation of village and rural service districts allows communities to identify areas in which specified public services will be provided during a planning period, areas in which partial or limited services will be provided, and areas in which few if any public services over and above current levels will be provided (rural service district). An urban services district should be established in the southeast corner of Elmwood Township in recognition of the urban character and service level of that area. The specific services to be provided within the planning period for each services district must be identified. This approach helps direct growth into areas where necessary public services are adequate. It also permits the development of a long term public service strategy linked to a capital improvements program (CIP). CAPITAL IMPROVEMENTS PROGRAMS A CIP is an annual listing of proposed public facilities or major improvements to be constructed in the next six years along with their proposed location, method of financing, when they will be constructed, and who is responsible for them. When each community in the county (including the county itself) The Leelanau General Plan - Peninsular View prepares a CIP and coordinates public facility improvements consistent with the established village and rural service districts, a strong tool for guiding growth is created. OFFICIAL MAP This technique involves mapping the location of all new proposed public facilities to be constructed and all new public lands to be acquired within a planning period. Both private and public development decisions can be improved by common knowledge of public infrastructure and facility improvements. This is most beneficial when mapped on a countywide basis. Each local government should prepare and periodically update an official map and send it to the County Planning Department. There a single official map could be prepared depicting all county agencyproposed public facilities with all the proposed local government facilities. It is best prepared and updated in conjunction with a coordinated CIP process. The Consortium has drafted new official map legislation, but such maps can be prepared as part of a local planning process without legislation. However, they have no legal consequence and are only a planning tool. The inclusion of proposed state and federal public facilities would further strengthen the use of this tool. LINKED OPEN SPACE SYSTEM As new development occurs on the peninsula, the existing network of open spaces will become smaller and fragmented. By identifying the most important wildlife corridors and open spaces now, it is possible to create linkages that protect wildlife and permit wise recreational use. This should be a primary consideration in the development of new local plans and peninsula-wide open space plans. Efforts may be made to acquire fee simple interests or conservation easements across such lands where they are not already in public ownership. Other efforts to promote biodiversity should be encouraged whenever feasible. Growth Guidelines and Decision Maps Page 5-7 �l Open space zoning is .a set.of techniques .,. · which permit residential development wh,ilef: maintaining a strong sense of rural community ' character and prptectjon of environmemar/ ,resources. 6Jten ipace tbning\ erstablishes\the prote~tion Of open space ~s pqJra'.rY )§ite) tr~ .both .single family :d wellings on :individual\lots: \ , >• •········• in.a small :group surre>unded :by.Qpen:)SPclC~r as):, ,: ) Benefit¥:: pf qp~rfSj;>,ac.~,i9niQ9:It. well as to a group of dweliing Units 'with shared wall construction. There are, ,a v~uiety ot public t>enefits :associated· :Wtth\ ppeh ,$j)aqij):~p'qjpg} .. Public benefits include: ·.•. ,., · ·.·.· : / ;:::... •...,/The f11.BXil1J/!fTI provis/9.n·• :opiJr,. sp'IJCEI :) .; ❖ ... .. consistent with the ruiahchata'cter of'an iirea · is the priority consideration in open space · environmentally .sensitive::'•~t~a.'.i f zoning provisions. i>reservaticm ofsignifica6f ◊l$taj }? :'~ng:: PtiYlt~:: : ,at, ;•❖~~~:~·rvai~:r~f~~%~~•'~~:·w:~~r;~i~r,~•~1i1i·•· · · • ·Cl ose 0to-home .:• recreationio Open space zoning devel.opments differ from traditional planned uni.t deyeloprn.ents . . . (PU D's) in that PU D's often place:priority upon ·· .·•· the clust~Jing of:,QIJ\'.ellipgs . aroqng · cor:nmon . areas:iorfiiniffiize'iihfrastftictuf~•bdstsTahci'ihE3i: .• ,. .!,. ,Jvliriir,:ni;zation ofthr,ough'. trnf • areas, ' . "!{Mrnitr.ii~e public·'serv1c;e ·c#sfs:~•::. · ·~~~~i~~~t~;6.~;~~~~~i;!~!;~~•t1~;.fiiiJ1t~~j~!i~,,:·. :::::1: • ,'·• • • Ptivate'':,fienefits•, .include:·•· open space a traciitiona1 PU.b than .in open Tn :f:nc:eddeuvn~:o~;:;~P~nen~~d/,t~~: b::~it~s"e~ more in urban and suburban locations as an alternative to a traditional subdivision rathet . •~:~:::~ .~:o~~:~ ~;!iJ!", fc,"[@!:i>\iitjiI;! land'::through method!Lother t.han .fhe i afgE3 lot split opt1on. ·: · < : '/: 5 ~~:~lopa~ent~:e~~f~~~Y re~son ::i;~;:s~~=~~~ rural area). The maximum provision of open space consistent With the rural character of an area is the priority consideration in open space ;zoning provisions. Jar.W,I5gjlrb.\ h~;J • Often, farmers can stiU go.).on protected open space .:areas7bllftl:ie value,<: of the land for residential ·::p:urpo'~•e:s been captured by the farrn·e r ·~ '.yijt>Ro> houses are built. ···· ·· Open space ;zoning is characterized by three fundamental components. First; a significant portion of the site ,is protected' as permanent open space. Second, residences are clustered to maximize the quantity and quality of open space on the site. Third, site ,development maintains a ) 'low . visual impact, ,particl.ilarly .,. along the public ~oadwav: : This · is · very &>yl'Cll: 'Planning and Zoning News, Match .1992 Growth Guidelines and Decision Maps Page 5-8 : �IMPACT ASSESSMENT OPEN SPACE ZONING Uniform procedures and checklists for evaluating projects in or near sensitive environmental areas or with significant public service impacts should be developed and widely distributed for use by all local governments in the county. This will permit equal treatment of projects while coordinating decisions on developments that may have impacts beyond the borders of a single jurisdiction. properties with non-prime agriculture or forest land soils that are not subject to more specific protection mechanisms could be developed without unnecessary loss of open space with a variety of open space protection techniques (see previous page). Sample zoning language has been developed as part of the Grand Traverse Bay Region Development Guidebook project. A variation should be widely promoted for uniform use across the peninsula. See Figure 5-4. MODEL ORDINANCES Similarly, model ordinances may be developed and made available for adoption and use throughout the county. The sample ordinances prepared as part of the Grand Traverse Bay Region Development Guidebook project (which Leelanau County cosponsored) will be the starting point for this effort. These sample regulations address land division and access control issues, natural resource protection issues, and community character issues. GIS AND DATA SUPPORT FROM THE COUNTY PLANNING DEPARTMENT The Leelanau County Planning Department will provide mapping (using its GIS system), data, and technical support services to local governments engaged in planning activities compatible with the plan at cost or less (at a subsidized rate). Figure 5-4 ALTERNATE ZONING PATTERNS • N ci. ~ 1\ ;".;:;:l' l -=----,1 Traditional Zoning 20 Housing Units PEARL Option 20 Housing Units Traditional zoning pattern (left) contrasted with an open space or rural cluster zoning pattern (right). The Leelanau General Plan - Peninsular View Growth Guidelines and Decision Maps Page 5-9 �1 LEELANAU GENERAL PLAN DECISION MAPS Following is a description of three maps which graphically illustrate key planning concepts promoted by the Leelanau General Plan. These maps are intended to help explain, and thereby improve understanding of these concepts. It is expected that these maps will be used by decision makers when carrying out their responsibilities for future local or county planning or development regulatory decisions. Future Land Use Map Preservation of peninsula character is the central focus of the Future Land Use Map. As previously mentioned in this plan, the visual character of familiar landscapes are important image guideposts people use to find their way in daily activities. The Future Land Use Map presents a generalized pattern of uses. The Leelanau General Plan is not, nor should it be, a detailed duplicate of a zoning map. Small-area land use decisions should appropriately be made at the scale of township and village plans and in subsequent zoning actions, each compatible with the policy guidelines of the Leelanau General Plan. The Future Land Use Map does not,. nor should it, distinguish between existing and proposed uses, or different levels of road improvement or "overlay" concepts such as environmentally sensitive districts. The map blends them into the overall fabric of the plan. The Future Land Use Map is prepared in a way to more accurately identify land use areas and designations. The various elements appearing on the Future Land Use Map are as follows: • Agricultural Land Agricultural lands depicted on the map include the central peninsula farms, ridgetop farms, and orchards. Growth Guidelines and Decision Mops Page 5-10 • Important Natural Features Major wooded areas including the southwest forests, Northport woods are among the important natural features shown. Lakes, wetlands, key streams and drains are among the selected water features appearing on the map. Dune lands, including those classified by the Michigan Department of Natural Resources as "critical dunes," are also shown. • Urban Areas Commercial and residential areas are the primary urban classes delineated on the Future Land Use Map. Residential areas are classified as high, medium, or low density. • Terrain Three major topographic features of the Leelanau Peninsula are displayed in map form. These include glacial ridges, valleys, and the Northport Flats. Policies Map The Policies Map is a combination of the various summary maps included in the chapters of the Leelanau General Plan. The map highlights local government initiatives and specific land uses, policies or concerns, some of which are translated into land use designations on the Future Land Use Map. The Policies Map uses symbols and generalized patterns to suggest its intentions. The Policies Map and Future Land Use Map are equally important elements of the Leelanau General Plan and should be viewed together. The various elements appearing on the Policies Map are as follows: • Community types Community types shown in terms of "average density" are depicted on the Policies Map to allow citizens and officials to identify areas most likely to demand certain public services. The five community types shown on the map are urban centers, rural centers, resort centers, settlements, The Leelanau General Plan - Peninsular View �and compact commercial Community service districts presented on the map. centers. are also • Sensitive Environments Habitats of unique and endangered species, as identified by the Michigan Department of Natural Resources, are shown on the Policies Map. Wetland areas, stream corridors, dune lands, and high risk erosion areas are among the sensitive environments rendered on the map. • Public/Quasi-public Facilities Boating harbors, public water access points, and historic places are included in this category. Public water access points shown include designated Department of Natural Resources access sites and public road ends. • Recreation Facilities The Sleeping Bear Dunes National Lakeshore, Leelanau State Park, Pere Marquette State Forest, local parks and golf courses are among the recreational facilities included on the Policies map. • Institutional Facilities Schools and government facilities are shown on the map, as are major solid waste disposal facilities consisting of the landfill and recycling drop-off stations. • Other Other elements of the Policies Map include illustration of the following: - Major "receiving areas" for Transfer of Development Rights (TDR) programs - Target areas for Purchase of Development Rights (PDR) programs - Known mineral deposit areas Transportation Map The Transportation Map divides the road system into functional classifications. Functional classification does not deal with either number of lanes or right-of-way. It deals The Leelanau General Plan · Peninsular View with the function of roadway and addresses the degree to which the road serves to provide local access to abutting properties versus longer trips connecting more distant destinations by higher level roadways. Roads that run continuously for several miles and serve to connect several areas together, tie into other important roadways and are the most direct means of travel between communities and other highways would probably be shown as an arterial roadway. Likewise, roads intended to serve only local travel would be classified as such. No State trunkline ("M" roads) has a classification under that of major arterial. Other features shown on the Transportation Map include airplane landing fields, the Leelanau Transit Company Railroad, marina facilities, and roads with improved shoulders that may be used for non-motorized transportation. The most significant proposed road improvements are also illustrated on the map. A more formal definition classification scheme follows: of the road Major Arterial: The function of a major arterial is to convey traffic between municipalities and activity centers, and to provide connections with intrastate and interstate roadways. Significant community, retail, commercial and industrial facilities may be located along major arterials. Major arterials are intended to accommodate higher speeds and levels of service, not to provide access. Therefore, access management is desirable for preserving capacity. Of course, travel speed are reduced in heavily populated areas. The state trunklines of the Leelanau Peninsula serve as major arterials. Non-motorized traffic should be limited, if not prohibited on major arterials. Minor Arterial: A minor arterial serves as a major "feeder" street. Signals may exist as needed, and side street traffic must yield to traffic on the minor arterial. Minor arterial interconnect residential, retail, employment and recreational activities within and between Growth Guidelines and Decision Maps Page 5-11 �1 communities. Operating speeds are may be lower than those of major-arterials, but seldom fall below forty-five (45) mile per hour. Some non-motorized traffic can be accommodated in minor arterials. Most roads included in the county primary network are classified as minor arterials. Major Collector: A major collector carries and distributes traffic between access roads, minor collectors and minor arterials. The primary function of the major collector is free traffic flow, therefore, access to homes, parking, and deliveries should be somewhat restricted. Roads in this category can easily provide for non-motorized traffic. In some areas, minor retail or other commercial establishments may be present. Some county primary roads and longer local roads are classified as major collectors. Travel speeds range from thirty-five (35) to forty-five (45) miles per hour, but are higher on open stretches. Minor Collector: Minor collectors provide access to individual parcels and carry traffic to and from access roads. Traffic usually originates or has a destination point in the immediate area of the minor collector. Local county roads of one to five miles in length are typical of those classified as minor collectors. Non-motorized traffic makes greatest use of minor collectors. Travel speeds range from thirty (30) to forty-five (45) miles per hour, but are higher on open stretches. Access Roads: Access roads serve to provide access to any land use setting. Traffic having origin or destination on the street is typical of that found in this classification. Trip length is usually short and movement is incidental, involving travel to and from collector facilities. Maximum travel speeds reach twenty-five (25) miles per hour and may be lower in certain circumstances, i.e. school zones. These roads, usually thought of as community residential and subdivision streets, are not conducive to through traffic. :i:: () t t "{ t ~ ::,.. .c:i -.c_.,.s () a: Growth Guidelines and Decision Maps Page 5 - 12 The Leelanau General Plan - Peninsular View �Map 5-3a FUTURE LAND USE MAP Agricultural Land ~ 0 ~ ~ CENTRAL PENINSULA FARMS The Leelanau General Plan - Peninsular View !Ill Ill 5 Ml RIDGE - TOP FARMS 88881 ~ ORCHARDS Growth Guidelines and Decision Maps Page 5-13 �Map 5-3b FUTURE LAND USE MAP Important Natural Features ~ 0 ~ mm SOUTHWi::ST NORTHPOR FOREST WOODS Growth Guidetines and Decision Maps Page 5-14 [I] • 5MI WETLAND DUNE AREAS LANDS rv KEY STREAMS LAKES The Leelanau General Plan - Peninsular View �Map 5-3c FUTURE LAND USE MAP Urban Areas ~ 0 , SMI COMMERC I AL AREA HIGH DENSITY RESIDENTIAL AREA RESORT AREA MEDIUM DENSITY RES IDENTIAL AREA The Leelanau General Plan - Penmsular View □ LOW DENSITY RESIDENTIAL AREA Growth Guidelines and Decision Maps Page 5-15 �Map 5-3d FUTURE LAND USE MAP Terrain ~ 5MI 0 GL~CIAL ~IDGE Growth Guidelines and Decision Maps Page5-16 ~ VALLEY ~ NORTHPORT ~ ;c"LATS The Leelanau General Plan - Peninsular View �Map 5-4a POLICIES MAP Community Types f7-JL-J7 0 5 Ml ,■ ~ ~ URBAN SERVICE JISTRICT VI LLAGE SERVICE DISTRICT The Leelanau General Plan - Peninsular View • ■ RURAL CENTER SCATTERED STRIP COMMERCIAL •+ SETTLEMENT RESORT CENTER Grow th Guidelines and Decision Maps Page 5-17 �Map 5-4b POLICIES MAP Sensitive Environments ~ ----···- STREAM CORRIDOR filIIill WETLAND AREA ~ CRITICAL DUNE AREA ~ • ., • HIGH-RISK EROSION AREA ■ SENSITIVE PLANT COMMUNITY SENS I TIVE AN I MAL COMMUNITY ~ ENDANGERED PLANT SPECIES Growth Guidelines and Decision Maps Page 5-18 • + UNIQUE GEOLOGIC FEATURE OTHER UNIQUE NATURAL FEATURES The Leelanau General Plan - Peninsular View �1 Map 5-4c POLICIES MAP Public/Quasi-Public and Institutional Facilities J J J f"L---F7---I7 0 5MI J -- ~ -J N ~ • - -~ ~ ~~ • -~ •• t +. t :~· • ~ ■ ~ • BOATING HARBOR PUBLIC WATER lCCESS ?OINT HIS-:-ORIC PLACE The Leelanau General Plan · Peninsular View ... * + SANITARY LANDFILL RECYCLING DROP-OFF STAT IO N + ir GOVERNMENT FACILITY SCHOOL Growth Guidelines and Decision Maps Page 5-19 �Map 5-4d POLICIES MAP Recreation Facilities ~ 0 5MI • SLEEPING BEAR DUNES NATIONAL LAKESHORE PERE MARQUETTE STATE FOREST LEELANAU STATE PARK TOWNSHIP PARK Growth Guidelines and Decision Maps Page 5-20 * - GOLF COURSE COUNTY PARK The Leelanau General Plan - Peninsular View �Map 5-4e POLICIES MAP Other Facilities ~ " TARGET AREA" ~ FOR PDR PROGRAM The Leelanau General Plan - Peninsular View I] "RECEIVING AREA" FOR TOR PROGRAM ~ KNOWN MINERAL DEPOSIT AREA Growth Guidelines and Decision Maps Page 5-21 �r Map 5-5 TRANSPORTATION MAP - PROPOSED ROAD IMPROVEMENT ROAD CLASSIFICATIONS - MAJOR ARTERIAL - MAJOR COLLECTOR ---- ~ MINOR ARTERIAL - - MINOR COLLECTOR .• ~g~~Dlt~~gVEMENT * AIRPLANE LANDING FIELD ◄--+ LEELANAU TRANSIT COMPANY RAILROAD ■ MARINA FACILITIES ACCESS ROAD Growth Guidelines and Decision Maps Page 5 -22 The Leelanau General Plan - Peninsular View �I I I I I I I I I I I I -~ , , , ~ I �PART TWO: FUNCTIONAL VIEW I I I I I I I I I Part two of the Leelanau General Plan takes a traditional "functional" view of issues and proposed policy initiatives to address those issues. Specific policies and action statements are presented in seven functional topic areas to flesh out the general growth management strategy presented in Part One. The seven chapters of Part Two are listed below: Chapter 6 : Natural Resources and the Environment Chapter 7: Transportation Chapter 8: Public Facilities and Physical Services Chapter 9: Non-municipal Public Services Chapter 10: Economic Development Chapter 11: Human Services and Facilities Chapter 1 2: Land Use A new home under construction in Leelanau County. The Leelanau General Plan - Functional View �Chapter 6 NATURAL RESOURCES AND THE ENVIRONMENT INTRODUCTION ( I I I I I I I I I I I I Few locations within the State of Michigan, nor the United States as a whole, are so rich in the quality and variety of natural resources as the Leelanau Peninsula. These resources range from the most common, including summer air breezes and abundant high quality water resources, to more unique and sensitive resources, such as world class dunes, extensive wetlands, rolling hillsides, woodlands, special flora and fauna, and more. (See Working Paper #9 for more background information.) • • • • • • air quality water quality groundwater quality woodland and hillside development protection of sensitive natural features farmland protection. Air Quality Air quality on the peninsula is quite high, but it is lower than it used to be. This is largely due to ozone pollution. Ozone is a gas The natural resources of the peninsula are vitally important in providing a strong and healthy environment. The quantity and quality of natural resources throughout the peninsula are the fundamental reasons for living on the peninsula. Also, they are critically important to the economy as its tourist industry thrives upon the peninsula's natural landscape. Future growth and development will place increasing pressures upon the quantity and integrity of the peninsula's natural resources. If the current resources are to be protected for future generations, and yet still be "utilized" for economic benefit, purposeful actions must be taken to assure a healthy balance between growth, development, and the peninsula's natural environment. The Leelanau General Plan recognizes that a healthy sustainable economy depends upon a healthy environment. The plan further recognizes that maintaining environmental quality and improving the local economy need not be conflicting objectives, and are in fact, mutually reinforcing. ISSUES The principal issues related to natural resources and the environment include: Leelanau Enterprise Photo The Leelanau General Plan - Functional View Natural Resources and the Environment Page 6-1 �formed when certain vehicular and industrial pollutants react in the presence of heat and sunlight. The ozone gas is an irritant and causes respiratory problems in humans. Evidence suggests that it is industrial activities from outside of Michigan which pose the greatest ozone threats. Major concentrations of smog (which heighten ozone levels) cross Lake Michigan from the Greater Chicago Area. See Map 6- 1 . The regional impacts of air pollutants is further accentuated by the fact that data gathered on Beaver Island shows a nine year average rain pH of 4.2; anything less than 5. 6 is considered "acid rain." Long term exposure to acid rain has the potential to damage trees and aquatic life . Map 6-1 OZONE AIR QUALITY STANDARD EXCEEDED rw-,...r, 0 50 Ill MICHIGAN Seven of the peninsula's largest lakes are classified as oligotrophic, the highest of three lake quality classifications related to water biological productivity. While future state and federal environmental regulations may assist in the control of smog conditions, air quality on the peninsula could decline by locally generated air pollutants. For example, future growth and development will increase the number of vehicles along the roadways, particularly in and near Traverse City. Trends and conditions suggest the need for an expanded monitoring system and a regional approach to air quality management. If this is started while air quality is still good, greater options will be available to prevent future degradation. Eventually it may be necessary to base future land use decisions, in part, upon the regional implications of such decisions and upon an appreciation of the sensitive dynamics between land use, air quality, and impacts felt both locally and many miles away. The new federal Clean Air Act is already requiring this in metropolitan areas. Natural Resources and the Environment Page 6-2 ~ N l ■ AREAS RECENTLY EXCEEDING OZONE STANDARDS Water Quality Eight percent of the peninsula's surface cover consists of inland lakes. There are more than eight inland lakes of 175 acres or more in size, the largest being South Lake Leelanau covering nearly 5,400 acres. Seven of the peninsula's largest lakes are classified as oligotrophic, the highest of three lake quality classifications related to water biological productivity. Though the quality of the lakes is generally high, current conditions pose serious challenges to the maintenance of this quality level. Development along inland lake shorelines largely relies on private septic systems for sewage disposal. Dysfunctional systems, as a result of improper location, construction, operation, or maintenance, increases septic effluent leeching directly into area water bodies and decreases water quality. The use of fertilizers and pesticides, from both residential The Leelanau General Plan - Functional View �and agricultural land, further challenges the long term quality of the peninsula's inland lakes. Improperly managed construction activities and inappropriate land development locations encourage erosion and sedimentation of the lakes. All principal water courses in the peninsula are designated trout streams, an indication of their high water quality level. More than two dozen creeks and rivers assist in collecting stormwater runoff and carrying it to inland lakes as well as to Lake Michigan and Grand Traverse Bay. These creeks and rivers reflect a far wider quality range than do the lakes of the peninsula, though it can be said that the rivers and streams are of relatively very high quality. With two small exceptions, all water courses in the peninsula are designated trout streams, an indication of their high water quality level. There are, however, portions of major water courses, including Houdek Creek, which are currently showing the negative impacts of land use and development activities. Sedimentation and agricultural chemicals are principal threats facing streams today. Best management practices to minimize the negative impacts of stormwater runoff are needed. Additional monitoring is also needed. underground water resources are overlain by highly permeable soils and thus easily susceptible to contaminants leeching down from the land surface (septic system leachate, petroleum spills, other hazardous spills, etc.). Even those aquifers which are somewhat better protected by being situated below low permeable clay soils or rock are vulnerable to contamination if adjacent aquifers become contaminated as underground water often flows freely between aquifers. There are 35 state designated "307 sites" on f1e peninsula where serious surface and groundwater contamination has been discovered. One such site, the Grand Traverse Overall Supply, is on the federal CERCLA list of the top 79 sites in Michigan needing cleanup. New sites are being discovered yearly. While attention is being focused on uncovering and cleaning up contaminated sites on the peninsula, it is equally important that steps be taken to prevent the creation of new contamination sites. Map 6-2 AQUIFER VULNERABILITY ~ 5MI 0 Approximately 60% of the mainland portion of the peninsula rests upon "sensitive" aquifers. Groundwater Quality Groundwater is the unseen water resource and one which nearly the entire peninsula is dependent upon for potable water. This reliance for basic human health rests on a fragile resource at best. Approximately 60% of the mainland portion of the peninsula rests upon "sensitive" aquifers. See Map 6-2. These The Leelanau General Plan - Functional View : □ . HIGH VULNERABILITY ~ ■ MOOERATE VULNERABILITY MOO. TO HIGH C88:i VULNERABILITY Natural Resources and the Environment Page 6-3 �Under current trends, future growth and development on the peninsula will further jeopardize groundwater and surface water resources. The lack of uniform stormwater management techniques to control erosion and sedimentation leads to further degradation of lakes and streams as does the practice of inappropriate application of fertilizers and pesticides . The lack of a comprehensive septic system monitoring and of an improvement program continues to allow inadequately treated human waste to enter the peninsula's lakes and groundwater resources . The lack of a well established monitoring program to provide baseline data and benchmarks of current water quality conditions makes future water quality data that much more difficult to decipher. The collection and compilation of well records and other water quality data into the county's GIS system will be a major step forward. Map 6-3 PRIME FORESTLANDS ~ 0 5Ml ■ PRIME Woodlands and Hillsides TIMBERLAND IIRII UNIQUE 1181!1 TIMBERLAND Woodlands and hillsides are abundant natural resources throughout the peninsula . Shaping the rural character of the peninsula, woodland stands are often found covering the peninsula's roll ing terrain. See Map 6-3 and 64. The hillsides, at times in combination with the woodlands, are the focus of many dramatic vistas and define many of the visual corridors throughout the peninsula . The woodlands provide habitats for much of the peninsula's animal and plant life and provide economic returns through harvesting and regeneration. These resources will also become increasingly threatened as growth and development continue . Market conditions and consumer preferences often make woodlands and hillsides attractive home sites. As increased residential development occurs, incremental encroachment upon the hillsides and woodlands can be anticipated. At present only very limited county and local programs effectively preserve the functional and aesthetic values of these resources. TIMBERLAND OF ~ REGIONAL IMPORTANCE Map 6-4 STEEP SLOPES r-r......ri 0 □ Natural Resources and the Environment Page 6 -4 ~ SLIGHT (12% 5Ml ■ SEVERE >18% m MODERATE 12%-18% The Leelanau General Plan • Functional View �Sensitive Natural Features I Map 6-5 CRITICAL DUNES • • • • ~ 0 SMI ~ N l D ~ BARRIER • ~ DUNES EXEMPLARY DUNES Map 6-6 HIGH RISK EROSION AREAS ~ 0 - SMI HIGH RISK EROSION AREA The Leelanau General Plan - Functional View The abundance of the peninsula's more common resources, including clean air, water, woodlands, and hillsides, is nearly matched by abundant sensitive environmental resources. Floodplain areas provide for the retention of runoff associated with heavier rains. In accommodating periodic heavy runoff flows, the floodplains of the peninsula support special plant and animal ecosystems dependent upon the floodplain environment. While floodplain areas on the peninsula are few due to the limited number of major rivers, abundant lake waters, and the sandy soils, they are particularly vulnerable to changes in land use. Wetlands include marshes, swamps, and other usually low areas between dry land and open water. Wetlands provide a multitude of vital benefits. They serve as filters which minimize the amount of organic materials and sediments discharged into streams and lakes while at the same time they retain stormwater runoff and limit flood impacts. Wetlands also provide ideal habitat for wildlife and are vital links in the peninsula's overall ecosystem. The sensitivity of this resource is perhaps best illustrated by the fact that even minor changes in the water levels of marshes, swamps, and other wetland environments can dramatically impact the quality of the wetland resources and their long term viability. Lake Michigan shorelines (including Grand Traverse Bay) and dunes are also sensitive and unique environmental resources. See Map 6-5. Seemingly endless shorelines and monumental dunal formations epitomize the grandeur of the area . While these resources serve as critical components of the peninsula's tourism and recreation industry, they are particularly vulnerable to wind and wave action, as well as to any land use and development activities which disturb the stability of the dunes. The clearing of vegetation along the shorelines and dunes seriously increases their susceptibility to erosion, shifting, and demise. Disturbance of their natural character by land use activities heightens their vulnerability to winds and Natural Resources and the Environment Page 6-5 �waves, and other climatic forces. Many of the peninsula's shoreline areas and dunal formations are considered "high risk erosion areas." See Map 6-6. The significance of these shoreline areas is highlighted by their inclusion for protection under the Shorelands Protection and Management Act. Similarly, the Sand Dune Protection and Management Act serves to protect designated "critical dune areas", including Sleeping Bear Dunes and the Empire Bluffs as well as less prominent dune areas. The Lake Michigan shoreline and dunal formations harbor yet another sens1t1ve environmental resource - threatened and endangered plant and animal species. Inventories by the Michigan Department of Natural Resources have identified numerous unique plant and animal species on the peninsula which rely largely upon shoreline and dune areas for their survival. Other threatened species which rely upon a more inland environment have also been identified. The fact that these plant and animal species are already considered unique due to their threatened survival emphasizes the need to prevent disturbances in the ecosystem in which they thrive. To date, few local municipalities on the peninsula have adopted programs to assure the continued quantity and quality of these sensitive natural resources. The incremental consumption of land for residential and other intensive land uses can be expected to encroach directly upon these resources, or encroach upon the ecosystems within which these resources are found. Reliance upon state and federal regulatory programs will not be adequate to assure the integrity of the peninsula's sensitive environmental resources. The lack of resource base-line data, monitoring, and evaluation of the effectiveness of protection programs prevents wise future decisions regarding natural resource management 1rnt1at1ves and policies. At particular risk are the sensitive environmental areas at the edge of the extensive peninsula acreage in public ownership including the Sleeping Bear Dunes National Shoreline, Leelanau State Park, and Pere Marquette State Forest. None of the peninsula townships have adopted substantive farmland protection policies nor effective farmland protection zoning programs. Farmland Reliance upon state and federal regulatory programs will not be adequate to assure the integrity of the peninsula's sensitive environmental resources. Shorelines of inland lakes are also sensitive natural resources. The calmer waters and areas of interface between the land and water are particularly important habitats for wildlife and plant life. Understandably, these areas are also actively sought out for development and recreational use. The resulting threat to these environments through soil erosion and sedimentation, disturbance of the natural shoreline and vegetation, and leachate from faulty septic systems is a concern today and will become more significant as the peninsula population grows. Natural Resources and the Environment Page 6-6 Farmland is a special natural resource of the peninsula. See Map 6-7. Orchards are the dominant land cover. See Map 6-8. They contribute greatly to the economic well being of the peninsula as well as to its beauty and pastoral character. As important as this renewable natural resource is, there has been a decline in the number of acres devoted to farming over the past several decades. The incremental conversion of farmland into residential land uses has led to a cumulatively destructive trend in the protection of this resource. Typically, once the farmland is converted to another use, it rarely reverts to agriculture. Fragmentation of farmland through the splitting of large farmland parcels for The Leelanau General Plan - Functions/ View �• • •II Map 6-7 IMPORTANT FARMLANDS r----r-'----'7 0 ■ 5MI UNIQUE FARMLAND PRIME FARMLAND Map 6-8 ORCHARD SUIT ABILITY r---r'--17 0 5MI residential use absorbed farmland as much or more than the farmland converted to actual residences, roads, and yards. The increasingly dispersed settlement pattern across the peninsula is the reason why this irreplaceable resource is being chipped away. (See Working Papers #5 and #10) . Under present conditions, this pattern can be expected to continue. We must acknowledge the conflicts which will arise when farmers and other large landowners try to "capitalize" on development potential by subdividing. However, none of the peninsula townships have adopted substantive farmland protection policies nor effective farmland protection zoning programs. Previously, there has been little effort expended in identifying those areas of the peninsula which reflect the combination of characteristics necessary to support the long term economic viability of agriculture. The maps prepared as a part of this General Plan, however, now can establish the basis for a realistic and defensible farmland protection program. The lack of resource base-line data, monitoring, and evaluation of the effectiveness of protection programs prevents wise future decisions regarding natural resource management initiatives and policies. A FRAMEWORK FOR FUTURE POLICY ■ MOST SUITED ORCHARD SOILS m MODERATELY SUITED ISl2I ORCHARD SOILS The Leelanau General Plan - Functional View Trends and current conditions negatively affecting the peninsula's natural resources have resulted from the lack of a focused resource protection program throughout the peninsula. Residents are coming to realize that the resources are critical to their future welfare, and they are recognizing the immediate need for a more responsible approach to resource protection. The Leelanau General Plan recognizes the critical link between economic, social, and healthful wellbeing and protection of its natural resources. The plan seeks to establish a far more Natural Resources and the Environment Page 6-7 �proactive, recognizing that long term protection must originate from a purposeful, strategic, and comprehensive conservation program. At the heart of this program is the adoption of a land and water stewardship ethic by all populations of the peninsula including local government officials, residents, real estate brokers, farmers, students, and land developers. The future of the peninsula depends on how its people manage its abundant natural resources. The widespread adoption of a land and water stewardship ethic requires broad public understanding of the dynamics of ecosystems, the relationship and impacts between natural resources and land use, and the peninsula's economy as it relates to the natural environment. This understanding must be strengthened by continued research and evaluation of the dynamic relationships between environmental costs and economic gains. The future of the peninsula depends on how its people manage its abundant natural resources. The General Plan recognizes that the quality of a single natural resource may vary across a township, and that the plan must respect the practical opportunities and constraints associated with resources of varying values. To this end, the plan calls for the identification of those resource areas of the peninsula which are characterized by particularly high productivity and provide the basis for long term economic viability and protection. This is especially applicable to prime agricultural (and especially orchard) lands, but should also be extended to include forestlands, mineral deposits, and other resources of economic and natural ecosystems importance. These and other resource areas such as wetlands, dunes, shorelands, and wildlife corridors must be provided with increased protection through better coordinated local stewardship. This stewardship should be implemented through a number of strategic initiatives including: 1) preparation of model ordinances for environmental protection for local use, including development of environmental overlay zoning districts and antiland fragmentation provisions; 2) inclusion of flexible site design standards within local zoning ordinances to permit increased preservation of natural resources while still meeting the intent of the ordinances; 3) development of incentive programs for landowners to protect sensitive and productive natural resources; and 4) support for statewide legislation to provide for the use of purchase and transfer of development rights (TDR). TDR permits landowners of special resources the mechanism to sell their development rights to another landowner located outside of a special resource area thereby capturing the development value of the land without converting it to another use. This stewardship should include special programs for the responsible management of resources for economic use including agriculture, timber harvesting, fishing and fisheries, solar and wind access, and mineral extraction. The development guidelines in the Grand Traverse Bay Region Development Guidebook should be widely followed. A swBn enjoys B leisurely swim. NBtUrBI Resources Bnd the Environment PBge 6-8 The Leelanau GenerBI Plan - FunctionBI View �I I • • • • • Large and contiguous open spaces should be recognized for their multi-functional values, including wildlife habitats and rural vistas, and be afforded the same protection emphasis as the peninsula's more sensitive resources. This is not to suggest no development should occur in these areas, but that it is more desirable that it be designed to relate to, rather than against nature. The stewardship ethic should extend to the protection of the peninsula's air and water resources, through continuous air, groundwater and surface water quality monitoring, establishment of base line data and benchmarks, and long term management initiatives, including a peninsula-wide water quality protection program. This program should include specific provisions to assure the adequacy of existing and future private septic systems and wells and standards for underground storage tank operations and activities. All agencies with an interest in the quality of these resources should be included in the development and implementation of the program. The General Plan recognizes that these and other related natural resource protection initiatives would naturally occur within a framework of interjurisdictional coordination and cooperation to assure that the initiatives are peninsula-wide, that they achieve a heightened level of consistency across the peninsula, and that permitting processes are streamlined among the various levels of government. single board, concerned. The Leelanau General Plan - Functional View and ~= Balancing of long-term economic gain and environmental protection concerns in county and local government policies and programs. Policy: Action Statement: County and local policies and programs may be drafted toward ensuring environmental protection while encouraging appropriate local economic development. Educate county and local policymakers on the economics of public policies as they pertain to protection of the environment . Issue: Protection of air and water quality. Policy: Action Statement: Action Statement: NATURAL RESOURCES AND ENVIRONMENT AL PROTECTION POLICIES AND ACTION STATEMENTS The following policies and action statements are intended to establish the blueprint of the General Plan's vision for sustaining the peninsula's natural resources. It should be noted here, as throughout, that the positions taken in the following policy and action statements were supplied directly by the citizens of the county and not drawn up by a however representative Action Statement: County and local governments should initiate proactive measures to monitor and protect air, groundwater, and surface waters. Support efforts of federal, state, local, and private agencies to monitor current air and water quality. Use air and water quality data to establish benchmark standards for air and water quality in Leelanau County . Such standards shall serve as a reference against which future data will be evaluated. Establish and maintain as part of its GIS system, a well log database. Natural Resources and the Environment Page 6-9 �Action Statement: Action Statement: Adopt and support a countywide water quality strategy. Assist local governments and lake associations in the development of watershed management plans as the first step to prioritizing efforts to protect water quality of inland lakes and streams. Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Provide from the county model ordinances for local governments to protect water quality and correct existing problems. Inspection and permitting of new wells, septic systems , driveways, and other environmental alterations which require permits from county and local agencies should be linked with approval of land use, building, and zoning permits. The county should require performance guarantees with permits issued to ensure that environmental considerations are not neglected during development or construction. Wherever possible one stop permitting should be established. Ensure coordination between county and local agencies (building department, health department, road commission, zoning administrator, etc.) on permitting and inspection of buildings, wells, septic systems, driveways, etc. especially on county-managed projects. Natural Resources and the Environment Page 6 - 10 Designate a person or county agency to keep local governments and citizens informed and educated on environmental issues facing them. Educate the public and local officials on ground and surface water sensitivity and ways to prevent contamination. Action Statement: Action Statement: Action Statement: Action Statement: Initiate an annual review process for county-wide environmental policies. Implement specific underground storage tank standards, as well as a county "problem identification and pullout" program to remove unused underground storage tanks. Enact a county-wide water conservation program to minimize use of aquifers. Support on-going research and public education for important air and water quality issues. Ask public agencies (including but not limited to county and local governments, the Soil Conservation Service, and MSU Cooperative Extension Service) to alert parents, clubs, and schools of services and staff expertise available to assist in education efforts about the environment and measures to prevent pollution. The Leelanau General Plan - Functional View �Issue: On-site sewage disposal and potable water. Policy: Action Statement: Action Statement: Action Statement: Action Statement: areas which present severe limitations to on-site sewage disposal, including wetlands, floodplains, and steep slopes, and utilize this information as appropriate in the establishment and maintenance of septic systems. The county should adopt programs and regulations to ensure safer and more effective on-site sewage disposal and potable water. The County Health Department should adopt a private septic tank ordinance modeled after the Benzie County program to prevent the ill effects of development in sensitive areas. The ordinance should contain, at a minimum, the following provisions: • Minimum standards that all septic systems must meet during construction and operation. • Periodic testing program. • Conditioning property transfers/house sales upon adequate functioning of septic systems. The county should establish a private well testing program to establish water quality conditions, critical trends, existing areas of poor water quality, and areas for special study in light of future growth and development . The county should assist in the development of a program for water quality testing of inland lakes and streams to identify water quality change and the source of any contaminants. The county should identify all The Leelanau General Plan - Functional View Issue: Protection of environmentally sensitive areas, including wetlands, dunes, steep slopes, shore/ands, and wildlife corridors. Policy: Action Statement: Action Statement: Action Statement: County and local governments should initiate proactive measures to protect and enhance environmentally sensitive areas. The county should use the Leelanau Information System (an evolving computerized GIS) to identify and map all environmentally sensitive areas. The county should distribute the information to various county agencies and local governments, and also make the information available to interested parties such as developers and landowners at a reasonable cost. The county and local governments should work together to establish overlay zoning districts for environmentally sensitive areas. The county should encourage use of incentive programs to protect environmentally sensitive areas, as well as areas with significant open space and/or scenic vistas, including acquisition of fee simple or conservation easements by non- Natural Resources and the Environment Page 6- 11 �profit organizations. It should place emphasis on "filling gaps" between existing preservation holdings to increase ownership of contiguous areas. Action Statement: Action Statement: The county should initiate efforts to establish common protective measures for environmentally sensitive areas that fall within multiple jurisdictions. The county should develop and local governments should enact model flexible site development standards to m1n1mize topographic changes, reduce the extent of paved areas, and avoid environmentally sensitive areas wherever possible. Action Statement: Action Statement: Action Statement: Assist local governments in developing regulations to encourage clustering of new residential development in order to minimize consumption of open space and view amenities. Promote active programs to protect trees and to restore timberlands that have been harvested. Establish an information center in the County Planning Department for data on wildlife, with key information mapped for analysis and distribution among local governments and the public . Issue: Open space protection, including scenic vistas/corridors. Policy: Action Statement: The county should assist local governments in protecting open space, especially scenic vistas and corridors, from loss through land fragmentation and/or development. Identify and map large contiguous open spaces and scenic vistas/corridors in the county, for distribution to various county departments and local governments . Barrels of improperly disposed waste. Natural Resources and the Environment Page 6- 12 \ The Leelanau General Plan - Functional View �7 Chapter 7 TRANSPORTATION INTRODUCTION ISSUES Personal mobility has become a necessity. The daily pattern of nearly everyones' life demands the ability to get from one location to another, preferably in the shortest time possible. Whether it be for employment, recreation, schooling, or shopping, a comprehensive transportation network for vehicles, pedestrians, and bicyclists has become a fundamental necessity. Specialized needs for bulk transport and air transportation are also important. The need for personal mobility is made especially notable by the fact that the majority of employed residents commute outside of the county to their place of employment. Of equal significance is the role of the tourism industry on the peninsula and the additional demands for efficiency and safety it places upon the peninsula's transportation network. Road Network The Leelanau Peninsula faces a number of crucial challenges in the provision of an efficient and safe transportation network. See Map 7-1. The most fundamental challenge is maintaining the extensive road network that is already in place and where necessary, expanding the network to improve traffic flow, safety and efficiency. This challenge is greatly affected by the peninsula's abundant natural resources, including its hillsides and lakes. Rolling topography and large inland lakes acts as a double edged sword. They provide unmatched scenery and, at the same time, have resulted in a somewhat circuitous roadway network. As population increases, the result is experienced in an increase in travel This network has, and at least for the next few decades will likely continue to have, a direct impact upon the quality of life experienced by those who use it. The network directly impacts the efficiency of emergency services, available personal leisure time, the appropriateness of proposed future land use patterns, and the safety of motorists, pedestrians, and bicyclists. It also affects the rate of peninsula growth and development, and much more. The Leelanau General Plan recognizes the critical role transportation plays, and recognizes that improvements to the network must be strategically planned in coordination with the achievement of other key components of peninsula life and its future. {See Working Paper #8 for more background information.) The majority of employed residents commute outside of the county to their place of employment. The County Road Commission keeps roads clear of snow. The Leelanau General Plan - Functional View Transportation Page 7- 1 �Map 7-1 ROAD CLASSIFICATION SYSTEM Map 7-2 1990 TRAFFIC ACCIDENT LOCATIONS J'--"-'7 f7.--.,"\-J'7 0 5MI 0 I l ~ N N l - COUNTY PRIMARY REGIONAL ARTERIAL _ TOTAL ACCIDENTS WITHIN ONE MILE RADIUS COUNTY LOCAL • Map 7-3 AIRPLANE FACILITIES f7--"-.17 0 5MI : TrBnsportBtion Page 7-2 AIRPLANE LANDING FIELD )9 Map 7-4 RAILROAD FACILITIES ~ 0 * 5MI - 5MI . RAILROAD TRACKS • TERMINAL POINT The Leelanau General Plan - Functional View �times, automobile emissions, automobile and truck operation costs, and congestion in some places. The most fundamental challenge is maintaining the extensive road network that is already in place and where necessary, expanding the network to improve traffic flow, safety and efficiency. The existing roadway network is further challenged by the fact that it operates within a relatively limited hierarchy of road types. While the network includes corridors classified as regional arteries such as M-22, M-72, and M-204, the alignment and construction of these arteries limit their ability to function efficiently as regional arteries. The challenging route location (with many 90 ° turning patterns) and many limited sight distances greatly reduces their potential to move traffic safely and efficiently at normal highway speeds. As such, they provide less support for the system than roads built to comparable standards elsewhere. On the other hand, they force slower speeds and provide opportunities for enjoying the unsurpassed beauty of the peninsula. The winding nature of the majority of the peninsula's county roads, resulting in limited sight distances, presents numerous safety hazards. Additional road use by residents and visitors will likely result in more traffic accidents. For example, though the peninsula's population increased by approximately 18% between 1980 and 1990, the same period saw an increase of 46% in traffic accidents. See Map 7-2. The often limited lane widths and, at places, absence of adequate shoulders increase the level of safety hazards still further. These conditions present equally unsafe conditions for pedestrians, bicyclists, and snowmobilers along the roadways. This is of particular significance as the Leelanau Peninsula attracts some of the most extensive biking opportunities and biking tours in Michigan. The Leelanau General Plan - Functional View Level of Service Adding to the complexity of the transportation challenges is the fact that peninsula transportation is staggeringly automobile dominant. Only limited opportunities currently exist for alternative modes of transportation which might otherwise reduce the demand upon the peninsula's roadway network. Though the Bay Area Transit Authority operates a bus service, the service is provided to a very small portion of the peninsula. The peninsula offers only limited road segments specifically designed to accommodate pedestrian and bicycle traffic. This results in heightened road safety hazards as pedestrians and bicyclists are forced to compete for space on a winding roadway network (with limited sight distances) with motorists. Airplane facilities are limited and only scenic tourist rail service is available. See Maps 7-3 and 7-4. Though the peninsula's population increased by approximately 18% between 1980 and 1990, the same period saw an increase of 46% in traffic accidents. The resultant overall level of service along roadways has declined over the years as the peninsula has experienced growth and development. The backbone of the peninsula's roadway network, M-22 and M-72, are experiencing the worst levels of service. Average daily traffic counts along M-22 near Traverse City approached nearly 22,000 in 1989. The poor road base of sections of these roads makes maintenance costs particularly high. While many of the peninsula's roadways are experiencing very adequate levels of service, those roads segments which have traditionally witnessed the lowest traffic counts are generally showing the greatest rise in traffic counts over the past ten years. The ability of the County Road Commission to maintain or improve the level of service along the network, either through general maintenance, incremental improvements, or Transports tion Page 7-3 �major construction projects, is becoming increasingly difficult as available revenues are shrinking. The most needed projects in the peninsula (rebuilding some existing roads and solving a few congestion problems) are those which require massive amounts of expenditures. It is apparent that without a significant infusion of new revenue, such as increased local property taxes, new gasoline taxes, new federal infrastructure monies, or cost sharing with local governments, necessary improvement needs will remain unmet. It can be expected that transportation conditions will worsen on the peninsula if current trends and conditions continue. Growth and development will further increase the number of daily vehicles. Between 1984 and 1990, there was an increase of nearly 4,400 vehicle registrations in the county. This is far in excess of the population growth. Vehicle miles traveled increased by 1 5 % between Figure 7-1 VEHICLE REGISTRATION: 1984-1990 0 1980 and 1990. See Figure 7-1. These increasing demands on the roadway network associated with growth and development will further challenge the network's level of service. See Map 7-5. Significant decreases in service may be unavoidable in some places. The resulting lower levels of service will be reflected in increased congestion, extended travel times, higher maintenance costs, higher rates of vehicular and non-vehicular accidents, and longer emergency response times. Safety hazards along the roadways will not be a result of increased traffic levels alone, but will also be a result of the rise in the number of driveways, street intersections, and other new access points along major corridors resulting in hazardous turning patterns, stop and go traffic, and congestion. Land acquisition costs for widening road right-of-ways to accommodate road improvements will be more costly due to the high cost of land on the peninsula as market trends boost property values. Map 7-5 AVERAGE DAILY TRAFFIC VOLUMES f7-J7-J7 State 19841990 0 ■ County 1984-1990 5MI N l 30.00% ai 0) 25.00% C: (ti .c 20.00% u ~ 15.00% (ti c Q) ~ 10.00% Q) a.. 5.00% LOW (<500) Source: Department of State Transportation Page 7-4 - MEDIUM (500-5000) HIGH (>5000) AVERAGE DA I LY TRAFFIC VOLUME The Leelanau General Plan - Functional View �Between 1984 and 1990, there was an increase of nearly 4,400 vehicle registrations in the county. Vehicle miles traveled increased by 15% between 1980 and 1990. Despite these problems, the road network on the peninsula serves to get people from one place to another without the frequent delays common in other more urban areas. However, without improvement, some problems will worsen dramatically in the next decade. A FRAMEWORK FOR FUTURE POLICY The transportation issues facing the peninsula today and projected for the future if current trends continue, dictate a far more proactive stance to assure transportation needs are met. It is the intent of the Leelanau General Plan to provide the guidance for a proactive approach to comprehensive transportation planning throughout the peninsula. This proactive approach founded upon a number of key initiatives. of major improvements; 3) existing revenue generators and the revenues generated from each source; and 4) the disparity between transportation revenues and costs. Consideration should be given to development of new funding mechanisms such as tapping tourism dollars, a county sales tax, state-wide (or national) increases in gas and weight taxes, and federal assistance with transportation improvements where federal facilities are served. At the heart of the peninsula's transportation planning and improvement efforts should be creation of a long term road development and multi-modal transportation plan. At the heart of the peninsula's transportation planning and improvement efforts should be creation of a long term road development and multi-modal transportation plan. It should address the review, evaluation, and development of alternative funding mechanisms upon which capital and service improvements can be implemented. Without a long-term plan with clear improvement priorities, existing financial resources cannot be wisely utilized. Likewise, the identification of transportation needs and necessary capital improvements is of little value if feasible and practical funding mechanisms are not in place, or able to be implemented. Implementing a hierarchically based roadway network is critical to success. Each road segment must have a specific function within the entire network, whether it be to provide higher speed access between villages and other long distance destinations, access to neighborhood and shopping areas, or access to individual residences and lots. These roads must be coordinated according to their function and tie-in to one another to provide safe and efficient movement of traffic. Identification of a functional classification system must then be followed by engineering studies and capital improvement projects, thereby assuring that the design and construction of each road segment is capable of functioning as intended. Associated with the development of a coordinated peninsulawide road network should be the development of peninsula-wide standards for all new road construction. These standards should address provisions for adequate shoulders, safety zones for bussing school children, and related safety elements. An important element of this initiative must be the provision of public information and education on the critical transportation issues facing the peninsula including: 1) costs of maintenance of the network; 2) relative costs Special consideration in the development of a peninsula-wide network and alternative funding programs should be the identification of the most appropriate locations for allweather roads, based upon the future land use The Leelanau General Plan - Functional View Transportation Page 7-5 �map and policies of this General Plan. Allweather roads should be designated as major arteries and not for use as local thoroughfares. This effort should be extended to consider necessary interfaces with (a) safe and efficient beltline(s) around the Traverse City area. Directly tied to the identification of a functional classification network and the improvements which must be made to implement the network is the need to establish a land acquisition program . This program would provide for the identification, designation, and appropriate funding for land acquisition . Identification of necessary land acquisitions through official evaluations, plans, and maps will enable the county to assure proposed acquisitions are undeveloped prior to acquisition . This is especially important where funds are not immediately available for right-ofway acquisition, and helps assure lower future acquisition costs. Modification of local regulations would help accomplish this goal where feasible. It is very desirable that all road improvement projects should recognize the scenic character of the peninsula's roadway corridors and attempt to preserve the natural character elements. Classification of some roads as "scenic" or as "natural beauty roads" should be pursued based upon inventory data and long range plans. This General Plan proposes far more substantive efforts directed at establishing a stronger multi-modal transportation network on the peninsula than has previously been invested . This effort will minimize demands upon the peninsula's roadway network and improve safety. Programs to be established could include comprehensive peninsula-wide bicycle systems and improved pedestrian systems in villages and other small settlements. These systems should be planned and designed to provide safe and functional linkages between existing villages and future settlement areas, shopping areas, recreational facilities and employment centers. New residential, commercial, and industrial land Transportation Page 7-6 uses should be designed to provide continuity to existing and future pedestrian/bicycle systems. The systems would accommodate travel by the physically handicapped and, to the extent road right-of ways are used, should be afforded adequate shoulder and pavement construction . These efforts should result from a nonmotorized element of the transportation plan which provides the necessary planning, coordination, and direction in establishing and maintaining this peninsula-wide system. The plan should include, at a minimum, a needs assessment , a review of alternative system alignments and associated advantages and disadvantages, identification of the preferred system layout, and the necessary capital improvements, by year, cost, and anticipated funding source, to implement and maintain the system. Minimizing demand upon the peninsula's vehicular network should also maximize the utility of the Bay Area Transit Authority. BATA's current services and operations should be reviewed and evaluated to identify priority service areas and needs, the extent to which service needs are being met, and opportunities for improved and expanded service areas and daily schedules. Increased operations efficiency and new and alternative funding mechanisms should also be explored. Preparation of the non-motorized transportation plan, and the future operations of BAT A and other potential transit systems should consider linkages between neighborhoods providing affordable housing opportunities and centers providing employment to neighborhood residents. Multi-modal transportation planning should be expanded to include new opportunities for the transporting of goods. These expanded opportunities should be implemented only after careful evaluation of applicable peninsula travel patterns including trip generation, origindestination, and destination-location studies. Investigations should be encouraged by the The Leelanau General Plan - Functional View �private sector into rail and/or ferry services for commuters and tourists -and opportunities for a network of cooperative transport of goods. Employee transit programs, including carpooling, should also be examined. Efforts should also be directed to assure the long term continuation • NO PARKING BUSES & MOTOR HOMES HERE TO,.-.=- CORNER • USE - PARKING LOTS ON TWO HOUR PARKING 9AM-6PM of commercial air services in close proximity to the peninsula and protection of glide paths to and from existing airports. The development of consistent peninsulawide private road regulations should not go unattended. Assuring adequate construction, operation, and maintenance of these roads is critical in protecting the safety and welfare of peninsula residents and visitors and minimizing the road maintenance burden of existing residents . The Leelanau General Plan recognizes that all of the transportation planning efforts within the peninsula must occur under an umbrella of strong interjurisdictional coordination. This coordinated peninsula-wide planning effort among local municipalities, the County Planning Commission and Board of Commissioners, the MDOT, the Road Commission, and the Grand Traverse Band of Ottawa and Chippewa Indians must address the need for a peninsula-wide functional circulation network that meets the needs of all users. The effort must include regular communication and joint planning with the Grand Traverse Band and MOOT to assure adequate transportation and safety in association with casino activities and other conditions along M-22. Coordination of all capital improvements, and the scheduling thereof, should be pursued to better assure the acqu1s1t1on of needed rights-of-way and minimize network disruptions. TRANSPORTATION POLICIES AND ACTION STATEMENTS The following policies and action statements are intended to set up a blueprint for the General Plan's recommendations for the peninsula's transportation system. All statements are intended as proposals. How ever strongly desired, they are not meant as directives. Parking problems in Leland have led to an assortment of regulations designed to relieve congestion. The Leelanau General Plan · Functional View Transportation Page 7-7 �Issue: Long term road development and multimodal transportation plan. Policy: Action Statement: Action Statement: Action Statement: The County Road Commission will need to develop a long term road development and multimodal transportation plan compatible with the Leelanau General Plan. The County Road Commission should prepare a long term road development and multimodal transportation plan and financing method that is annually updated and integrated with the county capital improvement program. The County Road Commission should work with the County Planning Department, County Planning Commission and local governments in the preparation and updating of its transportation plan and should strive to make it compatible with the Leelanau General Plan. Special attention should be focused in the transportation plan on meeting non-motorized needs, especially for an integrated network of bicycle lanes and of a pedestrian friendly sidewalk system in villages and other pedestrian areas. Issue: Road shoulders • Inclusion in future construction programs. • Safety of both motorized and nonmotorized traffic. Transportation Page 7-8 Policy: Action Statement: Action Statement: Action Statement: The Michigan Department of Transportation (MOOT) and the Leelanau County Road Commission (LCRC) should promote construction of shoulders on all new roads on the Leelanau Peninsula. MDOT and LCRC should commit to construction specifications including road shoulders of adequate width to accommodate bicycle and pedestrian traffic. In all instances, MDOT and LCRC should require construction of shoulders with adequate width to assure the long life of the "used" roadway. MDOT and LCRC should work to provide "safety zones" for school bus-stop areas which will allow the bus to pull completely off the main roadway when picking-up or dropping-off students. Issue: "Class A" (all-weather) road network • Identification of proposed network. • Funding for the all-weather road network. Policy: The Leelanau County Road Commission, with the assistance of the County Board of Commissioners and all other municipal governments, should seek alternative funding sources to create a network of "Class A" (all-weather) roads on the Leelanau Peninsula. The Leelanau General Plan - Functional View �Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Identify businesses needing "Class A" roads (i.e. fruit processors, industries, etc.) for their livelihood as a basis for "Class A " designation and future road improvements. Action Statement: Action Statement: Study traffic patterns to determine the most appropriate location for the all-weather road network. Work with the Grand Traverse County Road Commission, the City of Traverse City, TCT ALUS, and the Michigan Department of Transportation to review and establish the need for a beltline route around Traverse City to minimize summer traffic congestion, allow farm vehicles to travel around (rather than through) the city, and to route through traffic to avoid time delay and safety hazards associated with unnecessary trips through the center of the city. Issue: The movement of people and goods along key corridors and meeting transit needs. • Possible impacts ofmass-transportation effort. • Benefits of working with other governments. Policy: scheduled bus route along key corridors. Consider the "Class A " as a peninsula-wide road network, not a local road network. County government should work with the Bay Area Transportation Authority (BAT A) to establish a regularly The Leelanau General Plan - Functional View Action Statement: Policy: Action Statement: Action Statement: Conduct a feasibility study to determine necessity of bus routes. Investigate other alternative transportation met' ods. Join with local governments in supporting the continued fiscally sound operations of the Bay Area Transportation Authority as the primary mechanism for meeting the needs of transit dependent individuals on the peninsula. At the request of the Board of Directors of the Bay Area Transportation Authority, consider placing on the ballot a reasonable proposal for a millage to support transit operations as may be necessary. Work with the Grand Traverse Band of Ottawa and Chippewa Indians and other developments to fund safety improvements along the Traverse City Northport Corridor. Determine how to best promote a coordinated transportation effort between county government and the Grand Traverse Band. Investigate ways to most efficiently move casino-related traffic throughout the Traverse City - Northport corridor. Transportation Page 7-9 �Action Statement: The Leelanau County Road Commission and all local municipalities should work toward completion of a common road network. Policy: Identify traffic hazards along the corridor, then prepare a program to correct the identified deficiencies. Issue: County road network funding: • Low return on tourism dollars spent in the county versus tourism impact on the county road network. • Current funding methods tied primarily to gas and weight tax. Action Statement: Policy: Leelanau County governments should work together to supplement County Road Commission funding with tourism dollars. Action Statement: The County Road Commission should investigate the feasibility of a county sales tax to generate a continuous funding source. Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Whenever possible, Leelanau County should coordinate road improvement projects with neighboring counties. The Leelanau County Road Commission should advocate a statewide increase in the gas and weight tax to supplement funding for road commission operations. Leelanau County governments should seek federal financial supplements for maintenance of roads within the vicinity of the Sleeping Bear Dunes National Lakeshore. Issue: Secure land necessary for future roads. Transportation Page 7- 10 Action Statement: The Leelanau County Road Commission, in cooperation with affected government agencies, should inventory the existing road network for the purpose of identifying needed road construction projects. The Leelanau County Road Commission, in cooperation with affected government agencies, should officially map anticipated new roads. Through a coordinated capital improvements program, local governments should work cooperatively with the road commission to secure necessary right-of-way associated with anticipated road locations. Special emphasis should be placed on siting the Sugai-Mann Road corridor and coordinating the effort with the TC-TALUS Traverse City Beltline route location. Issue: Protect scenic quality of key state and county roads. Policy: A special effort should be made to protect the scenic character of key state and county roads when necessary road improvements are made. Action Statement: An inventory of the scenic character of state and county The Leelanau General Plan - Functional View �Action Statement: Action Statement: roads should be performed and segments with special scenic qualities identified. Action Statement: Scenic highway and/or natural beauty roads designation should be initiated with the support of the County Road Commission on key non-arterial roads or road segments. Action Statement: Once designated as a scenic highway and/or natural beauty road, future road improvements should respect and/or enhance the scenic character of the road and immediate environs. Action Statement: Issue: Access to and through the peninsula is limited and transport costs are high. Policy: Action Statement: Action Statement: Focus on multi-modal transport opportunities to reduce the cost of transporting goods and the burden on the road network. Study the phenomena of Leelanau County as a "destination location" and its influence on commercial and industrial development. The Leelanau General Plan - Functional View Action Statement: Execute an origin-destination study using employee location lists from employers. Initiate a transit management program with employers, promoting carpooling and other programs through the workplace . With assistance from the Northwest Michigan Council of Governments, develop a formal carpooling/vanpooling program, with matching services and commuter lots for vehicle storage. Work with the Northwest Michigan Regional Airport to continue commercial air services in close proximity to the peninsula . Encourage private sector investigation of the use of a private sector rail service and/or tourist ferry for either commuter or tourist functions . Transportation Page 7- 11 �The former Sprague-Pruttsman location in Suttons Bay. Transportation Page 7-12 The Leelanau General Plan - Functional View �Chapter 8 PUBLIC FACILITIES AND PHYSICAL SERVICES INTRODUCTION Within the context of the Leelanau General Plan, public facilities and physical services are generally limited to the areas of recreation, libraries, cemeteries, sanitary sewer, potable water, storm sewer, administrative offices, and fire and police protection. These services differ in character from the many other so called "human" services also provided on the peninsula by governmental agencies. Public facilities and physical services are generally very tangible services based upon land resources, capital, and/or infrastructure, such as a playground, fire truck, or stormwater retention pond. Human services have a different service delivery system and generally address personal and/or family assistance, such as employment and senior citizen programs. Decisions on whether and if so where to place/offer new public facilities and physical services is one where this plan can have a very significant impact. and services on the peninsula within this context. Yet, the master plans of local communities include little in the way of how, under what conditions, and at what rate future infrastructure expansions may take place. Decisions on whether and if so where to place/offer new public facilities and physical services is one where this plan can have a very significant impact. This is true for decisions at both the local level as well as on the county level. Where public sewer lines, water mains, schools, and government buildings are placed will have a lot to do with the nature and type of future growth that occurs. It thus becomes vital that the planning and implementation of future public facilities and physical services be done within a generally accepted framework based on intergovernmental coordination and open communication. (See working Paper #8 for more background information.) ISSUES The provision of public facilities and physical services to people and property directly impacts public health, safety, and welfare and, as a result, the quality of life across the peninsula. Provision of public facilities and physical services by municipalities (including the county) on the peninsula is not extensive. See Maps 8-1 through 8-3. Yet, the desire to possibly expand such services must be given careful consideration. Improperly planned, the expansion of public facilities and physical services can contribute to urban sprawl and uncontrolled growth - conditions which are already present and which have been identified as destructive to the peninsula's future. The Leelanau General Plan addresses the future scope of public facilities The Leelanau General Plan - Functional View Sewage Disposal Nearly the entire peninsula relies on individual private on-site systems for sewage disposal. Except for parts of Elmwood Township, the Village of Suttons Bay, portions of Leland Township, Sugar Loaf, and the private Homestead resort, septic systems prevail across the county. See Map 8-2. The oldest of the systems was constructed in the 1930's in Suttons Bay and it has undergone numerous improvements and expansions over the years. Leland Township's system was completed in 1993. All of the systems were installed to provide a safe level of sewage disposal that was not otherwise available through on-site septic systems. Public Facilities and Physical Services Page 8-1 �Table 8-1 MUNICIPAL PUBLIC FACILITIES AND SERVICES SuttollB Glen Singh T RBCllBATION SER.VICES # of Facilities YES 2 Acrcaae Range less Centerville 1\>p. YES 1 YES 1 2 2 Arbor- Kasron Leelana 1\>p. 1\>p. 1\>p. YES 3 NO YES YES 9 YES s 2 1 2-3 20 1 or 3-15 4-3 less m-n 1-100 2 u 124 111 5 20 G G G X G Sports FieldG G X 12 G 1 G G X Tennis Courts X X X X X X X X X X X X X X X X than 1 Total Acn:a ge 2 less than 1 General Cooditions G 1 G X Basketball Courts X X X X Playground& Tot Lots X Picnicking X X X X Beach/S\Mmming X X X X X X X X X X Traik/X -.-kiing Boat Ramp X X X X X X X X X X X 47 X X Marina/# of Sip; Sleddin Villagcof X ting 11, LIBRARY SER.VICES # of Facilities Y car Constructe:i #of Volumes # of Cardholden; 2,100 23,535 # 1990 Circulatioo CEMETERY FACILITIES YES II of Facilitt,s 2 2 SANITARY SEWER Year Installed POTABLE WATER Year Installed STORM SEWER Y car Installed ( or to b, installe:i) 1953 FIRE PROTECTION YES Fire/Emergency X X X YES YES YES YES YES YES X X X X X X Station On-lER SERVICES Municipi.l Offices Center X MaintenanoeJGarage X Facility X Airport X (1) Emµre Township, Glen Arbor Township, and Kaaaon Township cootnwte funds to the Empire Lil:rary; Bingham Township and Suttons Bay To'"'1Ship contribute fund& to the Su ttoa; Bay Ltl:rary. G = Good Public Facilities and Physical Services Page 8-2 The Leelanau General Plan - Functional View �Map 8-1 COUNTY FACILITIES Map 8-2 PUBLIC WATER AND SEWER SYSTEMS r,---r,--ri 0 5MI ~ 0 * • gg~;:JousE • SATELLITE COUNTY OFFICE • • COUNTY PARK COUNTY ROAD COMMISSION Map 8-3 MUNICIPAL FACILITIES r,---r,--ri 5MI 0 . ~ ~ D • .._ VILLAGE • HALL : ' • .• ■ 5MI TOWNSHIP HALL • ■ SANITARY SEWER • STORM SEWER • DRINKING WATER These systems permit higher development densities than on-site septic systems. To the extent additional capacity exists within these systems today, there is considerable potential to permit the expansion of the service area. Public sewers can contribute to a more compact development pattern or if poorly planned, to greater sprawl. Thus, how future growth is managed where public sewer service is present, is a critical quality of life consideration. Though Leland Township's excess sewer capacity is somewhat limited, the Village of Suttons Bay and Elmwood Township have considerable excess capacity. The Village of Suttons Bay excess capacity alone could accommodate a doubling of its population. This affords an opportunity for the master plans of these communities to project the way in which, under what conditions, and at what rate future infrastructure expansions may take place. MUNICIPAL AIRPORT The Leelanau General Plan - Functional View Public Facilities and Physical Services Paoe 8 -3 �The resolution of these issues in the above communities and any others with expanded public facilities in the future may have peninsula-wide implications due to impacts on traffic levels, tourism, and other growth stimulating activities. Water Supply As with on-site sewage disposal systems, nearly the entire peninsula relies on individual private wells for potable water. The only municipalities to provide public water systems are Elmwood Township and the peninsula's three Villages. The oldest of the systems was constructed in the 1890's in the Village of Empire and it has undergone numerous improvements and expansions over the years . Like the public sewer systems, these public water systems have permitted higher development densities and a more compact development form. Like the issues facing those municipalities with public sewer systems, the same growth management issues apply. The available excess capacity of these water systems should be managed in view of the resulting implications upon the local growth rates and development patterns. The master plans of these communities can provide guidance in the way of how, under what conditions, and at what rate water system expansions should take place . stormwater management beyond storm pipes and drains along sections of main roads. The village also provides a sedimentation basin. Stormwater runoff quantities increase as vegetative cover is removed and buildings, roads and parking lots are created. Sedimentation and water pollutants also increase with storm water, further highlighting the need for adequate runoff quality control. The impervious surfaces associated with future development will place increased demands upon existing stormwater infrastructure and may create flood conditions in those areas where such infrastructure does not exist. Current local plans and ordinances need to stress the importance of adequate stormwater management, both on a site specific scale or across the whole municipality. Despite the porous (well drained) soils that cover much of the peninsula, stormwater management will become an issue of greater importance as growth continues. Map 8-4 FIRE / EMERGENCY SERVICE AREAS ~ 0 5MI Stormwater Management Stormwater management was traditionally geared toward minimizing flood conditions and the resultant damage to and/or loss of life and property. It has, in more recent years, been expanded to place equal emphasis on controlling the quality of stormwater runoff before it is discharged into watercourses in order to protect them from sedimentation and water-born pollutants. As important as stormwater management is, only one of the peninsula municipalities, the Village of Suttons Bay, provides for Public Facilities and Physical Services Page 8 -4 [lj CEDAR FIRE DEPT. RI ELMWOOD TWP. FIRE DEPT. ~ ~ □ LEELANAU TWP. El FIRE DEPT. LELAND TWP. FIRE DEPT. EMPIRE FIRE DEPT. [Ilil] BINGHAM SUTTONS BAYF,D. GLEN ARBOR FIRE DEPT. FIRE STATION * The Leelanau General Plan - Functional View �Emergency Services While emergency services are taken for granted in more urbanized areas, there is often increased awareness of the presence or absence of emergency services in rural areas such as the Leelanau Peninsula . Emergency services take on a special importance on the peninsula where there are few emergency medical facilities and considerable distances to travel. Fire emergency services are comprised of seven volunteer fire departments throughout the peninsula. See Map 8-4. As a result of the all-volunteer fire departments and the long distances between fire stations, the vast majority of the peninsula has an Insurance Service Organization rating of 9 (with 10 considered the lowest rating). Exceptions include the Townships of Suttons Bay, Leland, and Elmwood, which have ratings of 8, the Village of Empire with a rating of 8, and the Villages of Suttons Bay and Northport, which have ratings of 7. New development will increase demands for improved emergency services. The vast majority of the peninsula has an Insurance Service Organization rating of 9 (with 10 considered the lowest rating). All police services are provided by the Leelanau County Sheriff's Departrrient except for part-time summer officers in Suttons Bay and Northport, and the Grand Traverse Band Police Department within the reservation areas. The Sheriff's Department provides a wide scope of services including jail administration, court officers, services of process for the courts, marine patrol, animal control, and fire and rescue dispatch. Increases in population, tourism and rising crime rates in northwest Michigan will result in increased pressure for additional police services and improved police techniques and methods. Map 8-5 RECREATION FACILITIES Administrative Facilities ~ 0 17}1 SLEEPING 5MI BEAR DUNES . ~ NATIONAL LAKESHORE ■ LEELANAU STATE PARK VILLAGE PARK • • TOWNSHIP • PARK The Leelanau General Plan - Functions/ View COUNTY PARK Administrative facilities throughout the peninsula are comparatively limited. Only two thirds of the local municipalities have formal administrative offices and many of these offices have limited business hours. The only other local administrative facilities are the maintenance and/or garage facilities of the peninsula's three village municipalities. The county operates one principal administrative facility, the courthouse facility in Leland, the county seat. This facility houses the offices of the prosecuting attorney, treasurer, clerk, accounting, probate, register of deeds, district court and County Board of Commissioners, as well as a law library, court rooms, and several other offices. The county has an annex building for the planning and equalization departments and rents additional satellite facilities in Suttons Bay and in Lake Leelanau. The Road Commission's administrative offices are located in Suttons Bay as well. A review is underway to determine what, if any changes Public Facilities and Physics/ Services Page 8 -5 �should be made in county facilities and when and how they should be financed, if needed. The current local recreational facilities on the peninsula are very limited in both scope of recreation opportunities and ease of accessibility by the public. centers. No trail system exists between the parks to facilitate non-road park to park access. Current settlement patterns make it economically difficult to expand recreation services in outlying area, and most municipalities are not currently addressing this in recreation and land use plans. Library Facilities Recreation Facilities The present total recreational acreage, not including state and federal facilities, exceeds the normally accepted standard of 10 acres per 1,000 persons. Available recreational activities include birding, biking, boating, fishing, hiking, hunting, picnicking, cross-country skiing, snowmobiling, snowshoeing, swimming, and many others. Accessibility is a problem in that many facilities are distance from population Four of the peninsula municipalities operate library facilities including the Villages of Empire and Suttons Bay and the Townships of Leelanau and Leland. Though generally accepted "volumes of books per capita" standards are met, access to the library facilities is limited. While access is convenient for those living within the village areas where the facilities are located, access to such services is far more limited to the vast majority Volunteer firefighters battle a house fire in Leland. Public Facilities and Physical Services Page 8 -6 The Leelanau General Plan - Functional View �of the peninsula area. Again, the current settlement pattern makes it economically difficult to expand service to these outlying areas. The General Plan calls for the establishment of a program for the expansion and improvement of public facilities and physical services on the peninsula in a manner which discourages sprawl and promotes compact settlement patterns. Solid Waste Since 1983, all of the solid waste collected in Leelanau County has been disposed of at Glen's Sanitary Landfill in southern Kasson Township. Glen's Sanitary Landfill, the only landfill facility on the peninsula, has an approximate life expectancy of at least 45 years. The peninsula is presently serviced by three solid waste haulers. Due in large part to the disbursed population in the Leelanau Peninsula and surrounding counties, Glen's Sanitary Landfill is dependent upon regional users of its facility and receives waste from Leelanau, Benzie, and Grand Traverse Counties . If any one of these waste streams was discontinued, Glen's Sanitary Landfill could cease operation and waste collection costs on the peninsula could easily double due to increased hauling distances. The county will need to continue a strong solid waste management program to ensure licensed facilities are available to meet its needs. It will also be important to increase emphasis on "reduce, reuse, recycle" and related education programs. Also at issue on the peninsula will be the growing need to expand recycling, composting, and household waste collection programs as community support grows and yard wastes are banned from landfill disposal in 1995. These programs will require additional funding. The Leelanau General Plan - Functional View A FRAMEWORK FOR FUTURE POLICY Public facilities and physical services will play a major role in shaping the future character of the peninsula and its overall quality of life. The Leelanau General Plan recognizes the intrinsic relationship between the peninsula's future and the programs within which public facilities and physical services are to be provided and/or delivered. To this end, the plan proposes a public facilities and physical services program to squarely address these issues. The plan calls for the establishment of a program for the expansion and improvement of public facilities and physical services in a manner which discourages sprawl and promotes compact settlement patterns. This may be accomplished in part through specific public services districts (see also Part One, Chapter 5 and Chapter 6 of this section). Use of service districts underscores the necessity for interjurisdictional coordination and the plan calls for such cooperation as part of this public facilities and physical services program. Critical considerations in this regard include the identification of service district boundaries, the coordination of capital improvements among municipalities, and the phasing of capital improvements to the benefit of both the local municipalities and the peninsula as a whole. Closely linked to the interjurisdictional treatment of future peninsula public facilities and physical services is the establishment of uniform minimum service level standards for all future new developments. "Level of service" refers to the level at which a public service is operating, or the "adequacy" of the service. By incorporating minimum level of service standards into local regulations and plans, municipalities will be able to both monitor the quality of services delivered as well as assure new development does not occur unless the necessary public services to support the proposed development are in place (or in place by the time the development becomes operational). Minimum service level standards Public Facilities and Physical Services Page 8-7 �in a village should address, at a minimum: 1) adequate sewer and water service, including pipe widths, flow rates and capacities, construction, and related considerations; 2) adequate stormwater management controls including retention ponds, sedimentation ponds, erosion control, and related considerations; and 3) availability of emergency services. The future provision of public facilities and physical services should also include a comprehensive investigation of current and future anticipated recreation needs in the peninsula according to local perceptions and attitudes,standards, and service areas. To the extent that needs are identified, comprehensive recreation plans should be prepared according to MDNR standards to identify effective local and peninsula-wide strategies for addressing these needs. Similar activities should be pursued for the library system as well. Future public facilities and physical services must address the solid waste management situation and should be founded upon a periodically updated comprehensive solid waste management program. While the program must recognize both the peninsula's and region's reliance upon Glen's Sanitary Myles Kimmerly Park in Kasson Township is one of two parks operated by the county. Public Facilities and Physical Services Page 8 -8 Landfill, strategies should be developed to effectively examine alternatives to reduce the waste stream and ensure backup space in other landfill facilities. In particular, the feasibility of curbside recycling in densely populated areas and ongoing recycling drop-off capabilities should be reviewed. Efforts will need to be directed at developing prototype designs for integrated solid waste management stations capable of accommodating the full scope of solid waste management operations including recycling, drop-offs, composting, and transfer stations. Funding alternatives to property taxes, such as revenue bonds and special assessments, should be evaluated for all future public facilities and physical service improvements and expansions. Funding mechanisms should take into consideration the beneficiary of the improvement, the availability of state and federal grant dollars, user fees, and other available mechanisms. In addition to the need for an interjurisdictional approach to the provision of public facilities and physical services on the peninsula, this plan advocates a far more active role by the general public regarding future decisions on improvements and/or expansions of public facilities and physical services. In addition to improving public awareness of the issues through education so more informed decisions can be made, specific steps could actively be taken to actively solicit public input, including more convenient access to local administration offices and municipal staff, and holding public hearings as alternative solutions are devised. A strong public school system based on equal access and opportunity for continuing education is important to long term quality of life. Location of school facilities can influence development and traffic in an area. Some school facility decisions are made independent of other government program and facility decisions, only strong cooperative efforts based upon mutual respect can succeed in achieving common interests. The Leelanau General Plan - Functional View �PUBLIC FACILITIES AND PHYSICAL SERVICES POLICIES AND ACTION STATEMENTS Commission. Action Statement: The following policies and action statements are intended to establish the blueprint for implementing the General Plan's recommendations for the future of the peninsula's public facilities and physical services. Issue: Capital improvements programming. Policy: Action Statement: Action Statement: Have county and local governments adopt and annually update capital improvement programs for the purpose of assuring and coordinating necessary improvements and expansions to public facilities and services compatible with local comprehensive land use plans and the Leelanau General Plan. The County Planning Department should prepare and regularly update a comprehensive listing of all proposed, under construction, and completed county and local capital improvement projects including but not limited to information on project type, location, cost, funding source, timing and implementation agency. The County Board of Commissioners should initially adopt and annually update a comprehensive capital improvements program consistent with the Leelanau General Plan, which is first reviewed and recommended by the County Planning The Leelanau General Plan - Functional View Action Statement: Action Statement: Local governments should prepare, adopt and annually update a comprehensive capital improvements program compatible with the policies of their comprehensive land use plans and the Leelanau General Plan, and which is first reviewed and recommended by the local planning commission. No new public facilities or major expansions or replacements of existing public facilities should be initiated that are not included in an adopted local or county CIP. The County Planning Department should prepare and annually update an official map of all proposed county and local capital facility improvements / replacements each year. Issue: Protecting groundwater. Policy: Action Statement: Every effort should be made to protect our groundwater. This is crucial to protecting our lakes and streams. And it is important if we are to avoid the burden of supplying extensive municipal sewer and water systems in the future. The county should take to lead role in seeing that septic systems and wells are properly maintained, since this is essential to the protection of groundwater. Public Facilities and Physical Services Pace 8-9 �Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: protection of groundwater from hazardous materials. The County Planning Commission has a model groundwater ordinance available, incorporating such requirements into the site plan review process. In addition to keeping current records of septic system and well permits, the health department should be funded to enable them to update past records to the extent reasonably feasible. Whenever property changes ownership, the county should require that the septic system and well be certified by the health department to be in compliance with present standards. The responsibility should be that of the seller. The county should encourage property owners who are concerned, to request inspection of their septic systems and wells by the health department, for an appropriate fee. Bad problem areas, where widespread failure of septic systems is suspected, or where failing systems may endanger a stream or lake, should be identified. The county should allocate administrative funds so that each of these areas is methodically brought up to code, one area at a time. In time, a system of periodic inspection of all septic systems in the county should be established . All local units of government administering zoning should incorporate into their ordinances measures ensuring the Public Facilities and Physics/ Services Page 8 - 10 Issue: Expansion of public sewer and water. Policy: Local governments in expanding current public sewer and water facilities and services will need to coordinate in a planned phased manner with the Leelanau General Plan. Action Statement: Action Statement: Local governments with existing public sewer and/or water facilities and services should prepare comprehensive studies regarding the current and projected conditions and capacities of the infrastructure based on alternative growth scenarios. Local governments with existing public sewer and/or water facilities and services should identify within their adopted comprehensive land use plans the current and projected conditions and capacities of the infrastructure and specific policies which coordinate incremental service expansions congruous with the planned future land use pattern in the municipality and the village service districts of the Leelanau General Plan. The Leelanau General Plan • Functions/ View �Action Statement: Policy: Action Statement: Action Statement: If the rate of growth is very rapid, local governments with existing public sewer and/or water facilities and services should adopt comprehensive land use plan policies which identify the maximum annual number of permitted new sewer and/or water hook-ups based upon current and projected capacities, planned future land use pattern, the adopted capital improvements program, and growth management strategies. Local governments without existing public sewer and water facilities and services should introduce such services only when and where there is a demonstrated need for such services and no other feasible or preferable alternative is available. districts and/or prohibiting new development in areas without adequate on site septic facilities. Where low technology solutions fail, consideration should be given to creation of a limited sewer system to eliminate a health threat in a particular area. Issue: Stormwater management. Policy: Action Statement: Local governments without public sewer and/or water should include policies within their comprehensive land use plans regarding the intention, or lack of intention, to introduce such services within the planning period of the plan, and under what conditions and where, the introduction of such services is to occur. Local governments should initiate low technology efforts to prevent water pollution from leaking septic tanks along inland lakes. Such efforts could include, but are not limited to, annual (or more frequent if necessary) septic cleanouts and/or inspections, mandatory inspection at time of sale, the creation of septic maintenance The Leelanau General Plan - Functional View Action Statement: County and local governments should adopt and coordinate regulations and programs to assure the adequate management of stormwater as a result of new construction activities. T h e C o u n t y D r a i n Commissioner's office should develop long range comprehensive stormwater management programs for the purpose of educating the public on related issues and facilitating communication and coordination between stormwater management initiatives and projects of the local governments and the county. The programs should include coordinating soil erosion and sedimentation control and stormwater management consistent with the structure in Grand Traverse County if adequate financial resources are available. Local governments should adopt subdivision and related development regulations, or coordinate local provisions with any relevant county regulations. These should include provisions Public Facilities and Physical Services Page 8-11 �to protect against floods, soil erosion, and sedimentation. Action Statement: Issue: Government administration offices. Policy: Action Statement: Action Statement: Action Statement: Action Statement: County and local governments need adequate and accessible government administrative centers. The county should evaluate the findings of the county capital facilities study to determine the current and projected spatial needs of the county government offices and how these needs can be most optimally met (including the use of technology based delivery systems) in a way consistent with the policies of the Leelanau General Plan. Issue: Public input regarding public facilities and services planning. Policy: County and local governments should adopt formal mechanisms to solicit public input on the future planning and construction of new and expanded public facilities and physical services. Action Statement: Local governments with existing administrative centers should evaluate their current and projected space and technological needs, establish a program for renovation , technological additions, and/or relocation of offices . Local governments without existing administrative cent,ers should adopt a program for locating and funding of centralized offices capable of meeting the current and projected (20 year projection) administrative needs. Local governments should publish and maintain regular business hours. Public FBcilities Bnd PhysicBI Services Page 8-12 Local governments would where feasible , establish "community centers " as part of, or closely linked to government administrative offices, to provide a community "hub" with special services to all age groups. Action Statement: Action Statement: The county should hold a public hearing prior to taking any formal action on major new or expanded public facilities or other significant changes to its current system of county public facilities and physical services . The county should periodically hold education forums for the purpose of providing information on current county public facilities and physical public facilities issues. Each local government should hold a public hearing prior to taking any formal action on major new or expanded public facilities or other significant changes to its current system of public facilities and physical services. The Lee/Bnau GenerBI PIBn - FunctionBI \6ew �1 Action Statement: Each local - government should periodically hold education forums for the purpose of provid ing information on current local public facilities and physical public facilities issues. or in place of volunteer fire personnel. Action Statement: Issue: Police and fire services. Policy: Action Statement: Action Statement: Action Statement: The county and local governments should cooperatively develop programs and standards to ensure adequate levels of police and fire services. The c o u n t y a n d I o ca I governments should continue to improve upon the capabilities of existing automated police and fire information and record management systems, providing police and fire personnel increased coordination and communication between facilities during emergency and non-emergency conditions and information upon which to base "fire loss management plans" and other fire prevention measures. All local governments should adopt uniform level of service standards for emergency services and identify the minimally acceptable level for specific conditions. All local governments should develop, when/if the need becomes apparent, a funding mechanism to provide for "paid on call" fire protection personnel, in coordination with The Leelanau General Plan - Functional View Action Statement: Action Statement: the current protection All local governments should adopt a uniform set of fire protection infrastructure standards such as the provision of interconnecting roads, expandable water systems, line sizes and fittings , and other construction-based standards. The county should establish a program for the establishment and coordination of special crime prevention and monitoring programs such as neighborhood watch and operation identification. The county should establish a mechanism to ensure that firefighters know the specific location of hazardous, flammable, and poisonous materials on farm, business and industrial properties as part of "right-to-know" effortsdesigned to minimize health threats to firefighters , other emergency services personnel, and adjoining landowners. Issue: Expansion of recreational facilities. Policy: Action Statement: Local governments should be encouraged to acquire additional recreational acreage, and expand the scope of recreation opportunities and services, to meet the active recreation needs of the expanding population. All local governments should be encouraged to prepare and Public Facilities and Physical Services Page 8-13 �maintain current five-year recreation plans which: 1) identify the current and projected recreation needs of the municipality; 2) establish strategies to address the needs in a prioritized manner; and 3) meet all the requirements of the MDNR to become eligible to receive recreation grant dollars. Action Statement: Action Statement: Action Statement: Action Statement: All local governments should be encouraged to develop a funding program for the purpose of generating monies for the purchase of recreational acreage. Local governments should be encouraged to prepare an inventory of high recreational value acreage based upon established criteria and to take action to acquire this acreage where such acquisition is consistent with the local 5-year recreation plan. Local governments should be encouraged to adopt zoning ordinance regulations which require the provision of designated open space areas as part of the residential development approval process for large residential developments. Local governments and the county should jointly prepare, monitor, and update a peninsulawide linked trail system plan for the purpose of linking community centers and Public Facilities and Physical Services Page 8 - 14 recreation facilities throughout the peninsula and facilitating long distance biking, hiking, horseback riding, and crosscountry skiing, and snowmobiling opportunities. Action Statement: Policy: The county and local governments should consider, in the development of park and recreation facilities, potential opportunities for local and peninsula-wide economic development opportunities which are in character with the peninsula. The county should continue to assist in the delivery of recreation opportunities as part of a more clearly defined recreation rote. Action Statement: Action Statement: The county should consider the range of recreational roles most appropriate for it to adopt including, but not limited to, maintenance of current facilities and operations only, expansion of services and site acquisitions, establishment of passive recreation parks, and/or coordination of and technical support to local governments in the provision of recreation opportunities. Upon the identification of the optimum recreation role of the county, additional policies and action statements should be adopted in pursuit of that role. The Leelanau General Plan - FunctionBI View �7 f Issue: Variety and safety of water recreation opportunities. Policy: Action Statement: Action Statement: Action Statement: The county and local governments should encourage the continuation of a variety of water recreational activities while ensuring an adequate level of public safety between activities. The county and local governments should review current ownership interests in public shoreline parcels and where desirable, take the necessary steps to strengthen ownership ties through fee simple ownership. expanding population. Action Statement: Action Statement: Action Statement: The county and local governments should jointly prepare an inventory of potential shoreline recreational acreage and take action to acquire acreage of recreation value where such acquisitions are consistent with the local 5-year recreation plans. Local governments with inland lakes should prepare coordinated regulatory provisions intended to identify permitted water surface activities within specific water surface use areas. The county and local governments should encourage the expansion of the roles and services of library facilities to meet the increasing library needs of the peninsula's The Leelanau General Plan - Functional View Local governments with existing library facilities should formally evaluate the adequacy of existing spatial and technological facilit ,es in regard to current and projected needs and establish capital improvement and funding programs to address the needs, possibly with some alternative funding sources. Local governments should locate future library locations to help create a community "hub" by integrating them with complementary public uses such as governmental administrative offices and community activity centers. Consideration should be given to greater shared public use through communication networks with county and state agencies. Issue: Solid waste management. Policy: Issue: library services. Policy: The county should continue to encourage and support local governments in the provision of accessible library services. Action Statement: The county should periodically update a comprehensive peninsula-wide solid waste management program consistent with the requirements of Act 641. The county should coordinate with local governments to maintain a peninsula-wide and convenient system of recycling centers including, if feasible, curbside recycling. Public Facilities and Physical Services Page 8-15 �Action Statement: Action Statement: The county should continue and, where feasible, improve the peninsula-wide collection system whereby household hazardous wastes can be periodically collected and properly disposed of. The county should expand the solid waste management education program intended to educate the public regarding solid waste management issues in the county and the steps the local c1t1zens can take to constructively contribute to minimize waste and environmental degradation. Th e public enjoys using park facilities on Glen Lake. Public Facilities and Physical Services Page 8 - 16 The Leelanau General Plan - Functional View �T Chapter 9 NON-MUNICIPAL PUBLIC SERVICES INTRODUCTION County and local governments do not provide all of the important public services on the peninsula. Residents and visitors also rely on natural gas, telephone, cable TV, electric, and medical services provided by private sector businesses. The availability of these services impacts the quality of life on the peninsula. The availability of utilities can greatly affect economic development potentials, communications, and available day to day conveniences. Availability of medical services can have a profound impact upon loc·a1 quality of life conditions. Because of the importance of these nonmunicipal services, the continuation and expansion of them must be incorporated into Map 9-1 ELECTRIC AND GAS SERVICES the planning process for the peninsula. These services operate hand-in-hand with many municipally provided services and with other services provided by the private sector. (See Working Paper #10 for more information.) ISSUES Electric Service Electrical service is provided to the entire peninsula through Cherryland Rural Electric Cooperative and Consumers Power Company. See Map 9-1. Wolverine Power Supply provides electricity to numerous substations on the peninsula. Cherryland Electric Cooperative distributes this electricity throughout Leelanau County. Consumers Power Company is also responsible for transmitting electricity to numerous substations located on the peninsula. Gas Service ~ 0 • SMI Gas service is far more limited in the peninsula than is electrical service. Michigan Consolidated Gas Company is the sole supplier of gas on the peninsula and service is only provided to the Townships of Bingham, Elmwood, Leelanau and Suttons Bay, and the Villages of Northport and Suttons Bay. The lack of gas service limits the options available for heating and other gas burning residential and nonresidential activities. Telephone Service □ CONSUMERS POWER SERVICE AREA ~ CHERRYLAND ~ REA SERVICE AREA - The lee!BnBu GenerBI PIBn - FunctionBI View GMAICSHLCOINNE Telephone service is provided throughout the entire peninsula by two companies; Michigan Bell Telephone Company provides telephone service to the communities of Lake Leelanau, Leland, Northport, and Greilickville, and the balance of the peninsula is served by Century Telephone Company. See Map 9-2. Non-municipBI Public Services PBge 9-1 �Map 9~2 COMMUNICATIONS FACILITIES r--r,-ri 0 5MI patient and out-patient services, specialized senior citizen care, emergency room facilities, laboratory and X-ray facilities, and obstetrics and operating room facilities. Residents and visitors to the peninsula also have access to four dental clinics and seven private clinics and doctors practicing psychiatry, optometry, and general medicine. The Grand Traverse/Leelanau Community Mental Health Services facility is located in Suttons Bay. The Maple Valley Nursing Home in Maple City provides care to senior citizens. Improvements in health care and utility infrastructure inevitably improve local quality of life conditions. As quality of life conditions improve, the area becomes more attractive to both potential residents and businesses. • : . □ CENTURY TELEPHONE _.. COMMERCIAL - TV TOWER ■ COMMERCIAL RADIO TOWER Medical Facilities Following the national trend, the population age level of the Leelanau Peninsula is rising. This aging process will be accompanied by an increase in demands placed upon area health care facilities. This increase will undoubtedly show itself in both a heightened need for additional health care facilities and greater accessibility, and herein lies the fundamental challenge. Leelanau Memorial Hospital is a comparatively small facility. The high and continually rising costs of health care today generally necessitates the need for larger hospitals to assure long term economic viability. Thus, whereas the peninsula is approaching a need for increased health care facilities and greater ease of access, the primary health care facility is becoming particularly vulnerable to health care economics and its long term viability on the peninsula may be in question. Further, distance exacerbates the already difficult accessibility. Leelanau Memorial Hospital in the Village of Northport is the single primary health facility on the peninsula and is affiliated with Munson Medical Center in Traverse City. The hospital was constructed in 1953 and provides a full range of medical care facilities including in- While the peninsula is experiencing these health care needs and, to a lesser extent, gas and other utility expansion needs, it must be recognized that improvements in these areas will act to attract development. Improvements in health care and utility infrastructure 1888 l88S MICHIGAN BELL TELEPHONE Cellular One Phone Company and Century Cellunet, Inc. provid~ very limited cellular phone service in the southeastern portion of the peninsula. Radio Service There are five radio stations servicing the peninsula, four of which have towers on the peninsula. Non-municipal Public Services Page 9 -2 The Leelanau General Plan - Functional View �l inevitably improve local quality of life conditions. As quality of life conditions improve, the area becomes more attractive to both potential residents and businesses. A FRAMEWORK FOR THE FUTURE The Leelanau General Plan recognizes the critical link between non-municipal public services and the future welfare of the peninsula's municipalities and its residents. In this regard, it becomes vital that the planning of future utility expansions occurs in a coordinated manner with the future growth and development programs of the individual local municipalities as well as the peninsula as a whole. This is particularly applicable for gas distribution and television cable service, both of which are provided in limited fashion. Similarly, attention must be directed toward alleviating the burden upon peninsula residents, businesses, and visitors of paying excess telephone charges due to the peninsula's multiple long distance charges. Future telephone service should serve the peninsula with a single long distance code number. Coordination among telephone service companies, local mUJlicipalities, and the county should be channeled to assure the transition results in minimal disturbance to the daily patterns of the peninsula and its residents, businesses, and visitors. Joint initiatives by the public and private sectors could be established and aimed at improving health care services on the peninsula. Consideration should be given to an array of options to reach this end including opportunities for extending the life expectancy of the Leelanau Memorial Hospi•·al through special funding programs and services offered. Also, special health care transportation systems could be examined which might better improve access to public and private health care facilities . Other programs which might provide for a greater peninsula-wide distribution of health care facilities while still meeting the intent of local community plans, zoning ordinances, and this plan could also be pursued. NON-MUNICIPAL PUBLIC SERVICES POLICIES AND ACTION STATEMENTS The following policies and action statements are intended to establish the blueprint for implementing the General Plan recommendations for the future of the peninsula's non-municipal public services and facilities . Issue: Telephone, electric, gas, and related utilities. Policy: Action Statement: Century Telephone Company office in Cleveland Township near Maple City. The Leelanau General Plan - Functional View County and local governments should work cooperatively and constructively with public and private utility companies. County and local government should coordinate, to the greatest degree practical, all planning of and construction of Non -municipal Public Services Page 9-3 �the expansion of service areas to support the planned future land use pattern and timing of development. capital improvement projects with the planning and construction activities of public and private utilities. Action Statement: Action Statement: Local governments should develop policies regarding planned future land use patterns and the timing of development in coordination with existing and projected utility service areas and the Village Service districts of the Leelanau General Plan. Action Statement: Local governments should adopt zoning and subdivision regulations which require the placement of utilities below ground in all cases where practically feasible. Local governments should communicate with public and private utility offices regarding ) f t The North Fli{lht medical helicopter service is available to Leelanau County. Non -municipal Public Services Pa{le 9-4 The Leelanau General Plan - Functional View �Chapter 10 ECONOMIC DEVELOPMENT INTRODUCTION The economy of a region is the driving force behind its evolution. However, while a strong economy does not necessarily relate to a heightened quality of life, a struggling economy almost always assures a decline in the quality of life. A fundamental element of the Leelanau General Plan is the establishment of policies to provide for a strong economy within the context of sustainable growth and development. Economic development does not have to occur at the expense of the natural or visual environment. Conversely, peninsula residents do not have to settle for a lower standard of living in the name of environmental protection. A basic premise of the General Plan is that a sustainable, healthy economy is dependent upon a healthy environment, and no where is this more true than on the Leelanau Peninsula. (See Working Paper #7 for more background information.) A basic premise of the General Plan is that a sustainable, healthy economy is dependent upon a healthy environment, and no where is this more true than the Leelanau Peninsula. ISSUES As might be expected, residents are deeply concerned that uncontrolled development on the peninsula is negatively impacting the environmental and visual quality. This concern is being fueled by disconcerting economic trends and conditions. Economic Trends The peninsula's population is increasing between 2.5 - 3% per year and is expected to gain 5,000 additional persons by the year The Leelanau General Plan - Functional View 2000. See Table 10-1. Though local growth rates are expected to vary, impacts will be felt peninsula-wide. This growth is expected to result in nearly 3,000 additional and seasonal dwelling units by the year 2000. See Tables 10-2 and 10-3. If past trends are an indication of what the future will bring, seasonal homes will continue to increase at a f astnr rate than year-round residences. See Figure 10-1. The peninsula's population is increasing between 2. 5 - 3% per year and is expected to gain 5,000 additional persons by the year 2000. Those persons migrating to the peninsula, often retirees and commuters, are wealthier and buy high value property which in turn increases area property values and heightens the already existing disparity among socioeconomic groups. Many Leelanau County workers employed within the industrial sectors are earning less than their counterparts in other nearby counties and the state as a whole. Ultimately, the public service demands created by in-migration population places a disproportionately greater tax burden upon lower-income and fixed income households. This residential growth will increase the labor force for which in-county jobs are very limited. The number of "bedroom community" residents will increase as will the number of commuters. See Map 10-1. The commute to employment centers outside the peninsula will be exacerbated by increased congestion and traffic safety hazards. What is worse is that a significant portion of the existing peninsula labor force lacks competitive skill advantages to secure better jobs and will undoubtedly suffer by comparison with the newly arriving labor force. The combined impact of new residential and nonresidential development will place greater demands upon available public Economic Development Page 10- 1 �Table 10-2 PROJECTED POPULATION AND HOUSING UNITS Table 10-1 1990 CENSUS AND PROJECTIONS Jurisdiction Bingham Twp. Centerville Twp. Cleveland Twp. Elmwood Twp. Empire Twp. Village of Empire Glen Arbor Twp. Kasson Twp. Leelanau Twp. Leland Twp. Village of Northport Solon Twp. Suttons BayTwp. Village of Suttons Bay 1990 2000 2,051 836 783 2,«>6 1,087 1,018 3,427 503 355 4,455 654 644 1,135 1,089 837 1,476 1,416 1,642 605 1,268 2,135 787 1,648 1,589 561 Projected % Increase from Year Population Previous Decade 2000 21,485 30.0% 2010 26,255 22.2% 2020 29,747 13.3% Total #New % Year Housing Units Units Increase 2,066 2000 14,106 2,935 26% 2010 16,500 2,394 17% 39 729 51 2020 19,250 2750 17% 16,527 21,485 City of Traverse City Leelanau County 462 LEELANAU COUNTY Figure 10-1 PERCENT CHANGE IN HOUSING UNITS BJ % Increase • i§J % Increase Between 1970 and Between 1980 and 1980 1990 140.00% 120.00% Q) 100.00% i 0 80.00% i 60.00% -= 0 ~ Q. 40.00% 20.00% 0.00% Total Housing Units Vacational, Seasonal or Migratory Source: Decennial Census Economic Development Page 10-2 Downtown Leland The Leelanau General Plan - Functional View . 1 �l ' '' '- - services beyond just the roadway infrastructure, and will also place increased demands upon the peninsula's human services delivery system. There is no clear understanding of the economic impact of the tourism industry upon the peninsula's overall economy nor how it influences other sectors of the peninsula's economy. Tourism Importance While the tourism industry is most active in the warmer months, it impacts the economics of the peninsula all year. Many of the area jobs are seasonal and do not provide year-round income for workers nor generate year-round sales taxes. Still, tourism dollars continue to increase within the peninsula as do the number of registered water craft, indicators of a growing tourism economy. Still, there is no clear understanding of the impact of the tourism industry upon the peninsula's overall economy nor of how it influences other sectors of the peninsula's economy. • The peninsula is geographically isolated - it is a destination location. Though service, retail sales, agriculture, and construction are the peninsula's export industries, it is clear that the comparative lack of commercial and industrial development on the peninsula places the tourism industry in that much more of a dominant role. To provide for a more balanced economy is particularly difficult on the peninsula as there are limited places where a higher level of public services are available. Geographic Isolation The peninsula is geographically isolated - it The Leelanau General Plan - Functional View is a destination location. Normal transportation routes do not "pass through" the peninsula due to its geographic location. As a result, the potential pool of consumer dollars are limited to only those persons who are traveling to or living in the peninsula. The indirect surface travel and comparatively limited air, water, and rail service further adds to the challenges for economic development. However, there are also opportunities. For example, existing local businesses may not be capturing as much of the plentiful transfer dollars which are being imported into the peninsula (in the form of social security, pensions, etc.) as they could be. Fiscal Implications The growth of the peninsula's population is altering land values as well . The percentage of land in farms (by SEV) has been steadily decreasing since 1974 while residential valuation has been steadily increasing. See Map 10-2. The amount of land in farms has correspondingly gone down while land in residential use has gone up. While the peninsula's total SEV has increased from approximately $225 million in 1980 to $878 million in 1993, more and more national studies are beginning to suggest that new development, contrary to traditional thinking, does not "pay for itself" across the board, and that, in fact, the additional public services to meet the demands of new development often cost more than the additional taxes collected . If true in Leelanau County, the current trend in land use could seriously undermine balanced economic development efforts by presenting public service financial challenges that cannot be met by new development. This would mean higher taxes by all residents to meet new public service needs created by new residents. FRAMEWORK FOR FUTURE POLICY It is a goal of the Leelanau General Plan to encourage a balanced peninsula economy. This balance hinges upon the ability to realize the Economic Development Page 10-3 �Table 10-3 SEASONAL POPULATION Estimated in 1975 Estimated in 1981 5,645 2,788 6,856 2,759 56,765 42,184 12400 7.283 December to February March to May June to August September to November Estimated in 1987 15,000 13,000 113,000 43,000 Source: leelsnsu County Solid Wsste Msnsgement Plsn, 19 75 & 1981 figure NWMCOG, 1987 Ext. by Gosling & Czubsk. large economic potential of the peninsula's resources while, at the same time, recognizing the fragile nature of these resources and taking strong protective actions to ensure their perpetuity . Sustainable growth and development, with environmental protection, and a more diversified economic base are the linchpins for a balanced peninsula economy. The absence or failure of any one of these three elements makes the others of little value or, in the worst case, a destructive force. To achieve a balanced economy, it is critical that a clear understanding of the impacts of Map 10-1 WORK FORCE REPORTING OUTSIDE LEELANAU COUNTY the tourism industry on the peninsula be documented. New research must be directed in this area to document seasonal populations. It should assist in identifying appropriate role of tourism on the peninsula and the character that future tourism development should reflect. This research and data collection should include the establishment of a monitoring system to identify tourism trends and conditions on the peninsula and its local and regional impacts. To the extent that tourism continues principally as a summer activity, efforts should be directed at attracting new opportunities which are generally of low Map 10-2 RESIDENTIAL SEV: 1984 AND 1992 • Leelanau County, Michigan • ViltJge ligutes inciJded Wllh townships 1 98◄ 8 81992 ,... GlEN ARBOR Vill~e al Emp111 30.. EMPIRE 39 .. ,.,...,_,__ w. CI.EVEU.NO ClEIIELAND 39.. KASSON 53 .. 37.. .... SOI.ON ...,._....,. ,_ ,..c_ =""....:=-• ~• -u:.~ '~J...~k ::.=-io.-- Economic Development Psge 10-4 GLEN ARBOR EJ EJ EMPIRE ,... $CALE 12S.l.••o NOVEMBER. 1992 KASSON EJ EJ ELMWOOO N 4 EJ EJ EJ EJ ~""': ~c:Zr. ff. u!.;.~ EJ EJ SOLON El El ..__'-" '"°'--C... fflt:"""....:."'.':":a.s~ UI-C..:: z=-o----. ELMWOOO EJ El SCALE 1:2"·""° NOVEMBER, 1992 • N The lee/snsu Geners/ Plsn - Functions/ View �"I sens1t1ve resource base which characterizes the peninsula. At the same time, these resources must be recognized for their long term non-economic benefits and should be approached with a responsible manner with a strong sense of stewardship. ., More and more national studies are beginning to suggest that new development, contrary to traditional thinking, does not Hpay for itself .. across the board, and that, in fact, the additional public services to meet the demands of new development often cost more than the additional taxes collected. ~ 'II ~ - -- ' i ~ ~ :,.. -Q s0 ~ The Grand Traverse Band Casino in Peshawbestown . intensity and require limited landscape alterations. Opportunities to be pursued in this regard could include marina expansions, the enhancement of the Manitou Bottomland Preserve, historical tours, continued support and protection of the peninsula's special natural tourist attractions, bike tours, and facilities, and the expansion and promotion of nature appreciation and interpretation facilities. Sustainable growth and development, with environmental protection, and a more diversified economic base are the linchpins for a balanced peninsula economy. The economic base should be diversified. The economics of tourism do not support much of the peninsula's year-round population. Opportunities for additional economic development must be provided which can operate within, and be compatible with, the The Leelanau General Plan - Functional View In striving for this economic future, a major effort should be made to create more yearround jobs in businesses and industries which have demonstrated a commitment to environmental protection or which by their nature do not pose threats to the peninsula's environmental integrity. Location criteria should include proximity to public services, utilities, transportation, work force, and associated logistical elements. Potential individual industrial sites on the peninsula should be evaluated for future use consideration. Equal efforts should be directed at expanding the local business base through a variety of initiatives including the development of a business list. It is of particular importance that economic development on the peninsula is not encumbered by the duplication of services among the many agencies involved. A data base should be developed which identifies the agencies and offices offering economic development assistance in the peninsula and these agencies should be regularly contacted to uncover new programs and other support information. A linkage with the Traverse Bay Economic Development Corporation should be established with the purpose of coordinating economic development activities from within Economic Development Page 10-5 �and out of the peninsula, distributing marketing materials, and providing specialized training programs. There is a need for consistent, longterm economic development leadership in the peninsula and coordinated economic development services for the business community. The increased economic development act1v1ty anticipated from these initiatives should be guided to those areas of the peninsula planned for village development and supported by the necessary public facilities and convenient to the work force. All capital improvements should be well planned, phased, and coordinated with adjoining municipali1ties and county projects. Model zoning language should be prepared which provides for planned • and compatible mixed uses, small scale developments, and signage, which is sensitive to the surrounding natural and rural environment. Commercial areas should be pedestrian friendly and landscape amenities should enhance the village setting. Site development associated with new economic development projects should be guided by the recommendations of the Grand Traverse Bay Region Development Guidebook. All businesses operating with heightened risks of environmental contamination should be monitored through the development of a regular and ongoing peninsula-wide monitoring system. Local municipalities should adopt environmental regulations included in the ~------------- Elmwood Township Marina in Greilickville. Economic Development Page 10-6 The Leelanau General Plan - Functional View �r , , , Grand Traverse Bay Region Development Guidebook to better protect future environmental integrity. The Leelanau General Plan calls for an aggressive program to protect the peninsula's agricultural economy. A critical component of this program relates to the peninsula's future land use pattern, as discussed in Chapter 6. In addition, however, the General Plan encourages the expansion of marketing opportunities for farmers including the promotion of locally produced farm products, mail-order businesses for farm products, farmland tourism networks, organically grown products, and the examination of national and global marketing opportunities. In addition, continuous monitoring of trends and conditions in crop production, P.A. 116 enrollments, conservation reserve programs, and other agricultural economic indicators should become routine and the data generated applied to current and future marketing initiatives. The Leelanau General Plan calls for an aggressive program to protect the peninsula's agricultural economy. expedite communications and improve education programs and access. This network should include a community/school access channel and a telephone system which ensures fast, convenient, and lower cost service than is currently available. ECONOMIC DEVELOPMENT POLICIES AND ACTION STATEMENTS The following policies and action statements are intended to establish the blueprint for the General Plan's vision for future economic development. Issue: While the effects of tourism are great in the peninsula, there is no recent, formal impact assessment of this sector of the economy. Without impact assessment, decisions on the balance between tourism and environmental protection will remain uninformed. Policy: . Improved employment opportunities for many of the residents on the peninsula will remain out of reach without improved job skills. The training needs of target industries must be identified and appropriate training provided. The peninsula should become part of the Northwest Michigan Community College District to reduce tuition rates and gain easier access to needed training programs. Satellite centers should also be established to also provide easier access to training opportunities. These employment programs should not be reserved for adults only, but programs should be developed for the peninsula's children which encourage leadership and independence. The future evolution of the economy should be supported by an improved peninsula-wide information system. An integrated high-tech information network should be developed to The Leelanau General Plan - Functional View Action Statement: Action Statement: Define the optimum role of tourism and tourism development in the peninsula consistent with protection of the natural environment. Cooperate with Michigan State University, Travel and Tourism Resource Center and the Michigan Department of Commerce Travel Bureau to assess the impact of tourism on the peninsula economy. Devise and maintain a data collection and monitoring system to continuously evaluate seasonal population changes and other local impacts of tourism. Economic Development Page 10-7 �Action Statement: Action Statement: Initiate a feasibility study, with assistance from the Department of Natural Resources, on the expansion of select peninsula marinas. Strengthen historic preservation efforts in the peninsula and develop a formal tour or guidebook for historic features/trails. Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: ---~ , =-a - - -c Work closely with Sleeping Bear Dunes National Lakeshore to promote and protect park features. Actively promote regulatory measures which protect the attractive natural features in the peninsula using view amenity protection, site plan review, and other site design measures. Promote the development of an integrated greenway/trail system in the peninsula. Promote the development of additional small parks in the peninsula, especially along lakeshores, streams, and ridges. Create a wildlife enhancement committee for the peninsula to establish such things as a network of nesting boxes; wildlife corridors, reestablishment of forage vegetation; and establishment of native wildflower meadows. ~ ,...;iiii.-i ""-- .... . ' Work with the Department of Natural Resources, local, and state-wide groups to restore, improve, and maintain sport and commercial fisheries. .' - - ~~- ~ =rS,_ - Action Statement: Assemble and make available information regarding county opportunities to enjoy nongame wildlife and natural areas. ~- . - :- - ~.alli~..B.'lt~~ ---~ · Businesses in Glen Arbor. Economic Development Page 10-8 The Leelanau General Plan - Functional View �l Issue: The peninsula needs more year-round jobs in industries which are sensitive to the environment. Policy: Action Statement: Action Statement: Action Statement: Action Statement: Action Statement: Economic development leadership should spearhead a business retention and development program for the peninsula. Action Statement: Issue: The stability of agriculture in the peninsula is eroding and along with it a prime economic base. Policy: Develop a business visitation program, conducted by econom i c development professionals for all industrial facilities and large employers in the county. The purpose of such visits will be to identify needs and opportunities for business retention and future development through continued open communication. Develop a commercial survey for the county focusing on impacts of tourism on businesses, the nature of commercial establis~ments, and needs for technical assistance. Action Statement: Action Statement: Develop a program to increase export act1v1t1es in the peninsula. Investigate access to venture capital and develop avenues to tap it as opportunities present themselves . Promote the growth and development of small-scale (cottage industries) which retain rural character and do not overburden public services. The Leelanau General Plan - Functional View Investigate the job creation potential of meeting the special needs of an aging population through health services. Action Statement: The county and local units of government should initiate proactive measures to protect farmland (see Land Use chapter). Develop a peninsula-wide system for transfer of development rights or purchase of conservation easements to protect important agricultural lands by compensating the landowner for its development value. Devise and implement training programs for builders, developers and Realtors in the peninsula to familiarize them with new peninsula development and redevelopment polices as they are adopted by local governments to implement the Leelanau General Plan. The county should work with the Soil Conservation Service to devise an agricultural data base which more closely monitors crop production, P.A. 116 enrollments, conservation reserve programs , and other appropriate agricultural preservation/support programs. Economic Development Page 10-9 �Issue: Communication among economic development entities is limited and as a consequence, their efforts are frequently fragmented. Policy: Action Statement: The county should become familiar with all appropriate local, regional, state and federal entities responsible for economic development efforts and should not duplicate effective programs. The county should develop a directory of economic development groups, state and federal programs and technical resources available for small businesses . Action Statement: The county should initiate and maintain communication with: federal Economic Development Administration; Michigan Department of Commerce regional office; Northwest Michigan Council of Governments; Michigan Employment Security Commission, Bureau of Research and Statistics; the Traverse Bay Economic Development Corporation; local utility companies; and other appropriate entities as identified. • The lake States Insurance building, known locally as the Reef Building, in Greilickville. Economic Development Page 10- 10 The Leelanau General Plan - Functional View �1 Policy: Action Statement: Action Statement: Action Statement: The county should coordinate the development of an economic development coalition inside, or available to the peninsula, including, if appropriate, links with local chambers of commerce and/or a regional economic development organization in order to coordinate economic development efforts within and outside of the peninsula. Action Statement: Action Statement: Economic development subgroups should be established (or if in existence-linked) to focus on tourism development, industrial development, small business / entrepreneurial skills, intergovernmental cooperation and any other topics deemed appropriate by the coalition. Local jurisdictions should become part of the coalition, providing resource support for marketing efforts. Action Statement: Action Statement: • In cooperation with the MSU Cooperative Extension Service, coalition members should continue leadership training and team building . Issue: Much of the comme,r ce activity in the peninsula is scattered and not particularly wellserved by proper services. Policy: Action Statement: At the peninsula level, identify business and residential centers for concentrated development that provides efficiency in energy and service delivery. The Leelanau General Plan - Functional View Policy: Action Statement: Action Statement: Focus economic initiative in or close to villages (where the people are). Develop in the county, with local government assistance, sample zoning regulations which allow for planned and compatible mixed uses. Promote the establishment of unified, local telephone and cable services providing peninsula-wide access without toll rates and the inconvenience thereof. Investigate the expansion of gas utility service areas in select portions of the county as well as "three-phase" electrical service. Plan physical infrastructure investment to phase and coordinate it among all local jurisdictions. Promote well-designed business facilities which blend with the environment and are not overly suburbanized in appearance. Provide technical assistance to local governments and promote the implementation of the new model sign ordinance which minimizes the impact of signs on the landscape . Develop local site design guidelines consistent with the Grand Traverse Bay Regional Economic Development Page 10- 11 �Action Statement: Action Statement: Development Guidebook, to promote the establishment of native vegetation, wildflower fields, and native grasses over sod yards in commerce centers. Action Statement: Integrate adequate parking with other access management techniques to minimize congestion and visual impact of commercial and industrial development. Action Statement: Action Statement: Coordinate prohibitions of strip development with local zoning regulations. Economic Development Page 10-12 Upgrade and redevelop existing, aging commercial establishments and centers to arrest deterioration and maintain the appearance of the peninsula. Promote local regulations for small-scale development in service centers to blend with the rural character of the peninsula. Design commercial centers toward being pedestrian-friendly with natural landscaping, pathway and amenity tie-ins as illustrated in the Grand Traverse Bay Region Development Guidebook. The Leelanau General Plan - Functional View �7 Chapter 11 HUMAN SERVICES AND FACILITIES INTRODUCTION ISSUES Within the context of the Leelanau General Plan, human services and facilities include an array of services typically aimed at providing specialized assistance to individuals and families to improve their productivity as members of society and/or improve their quality of life. These services are characterized by programs for the elderly, employment services, financial assistance, domestic violence intervention, shelters, mental health services, and similarly related support assistance. Lack of Reliable Data Human services and facilities are critically important to the peninsula for a variety of reasons. First and foremost, these services and facilities provide assistance to individuals, children and families in need. Availability of a "safe haven" and/or helping hand is often necessary for individuals and/or families who are not capable of resolving a conflict or crisis themselves. And, the assistance provided by these services and facilities has the potential to benefit the peninsula beyond just those receiving the services. Many of the services offered enable individuals to become active and productive residents of the peninsula and thus limit the demand on revenues for long term public assistance due to unemployment, disabilities, mental illness, and other difficulties. This can result in both a higher level of services delivered as well as more revenues available for other needed services and programs. The peninsula's human services and facilities are also available to serve the many migrant workers who temporarily reside in the peninsula during the growing and harvesting seasons and whom, by their transient nature, may be in particular need of special services and programs. Without these services, agricultural operations could not be competitive. The Leelanau General Plan - Functional View Historically, a significant issue facing the county in the delivery of human services has been the lack of reliable data regarding particular human service needs. This has been in large part due to the lack of a reliable and comprehensive demographic profile of the peninsula, and the resulting limited baseline data upon which services can be delivered and evaluated. As a result, it has not been clear as to: 1) the extent to which the human services needs of the peninsula are being met; 2) the degree to which duplication of services between agencies may exist; 3) whether the services currently provided are in fact necessary; and 4) whether the services currently being delivered are effective. The recent completion of the Leelanau County Human Services Review (March 1993), however, prepared by the Northwest Michigan Council of Governments, ends a substantial portion of the data drought. This study compiles all of the relevant 1990 census data and displays it in both tables and maps. The mapped data is largely displayed at the block group level. In addition, a comprehensive survey of human services provider organizations was conducted. The results are displayed in a series of tables. The report finds very little duplication of services, but many gaps and a need for future collaboration in service provision to improve effectiveness and efficiency. Limited Fiscal Resources Also impacting the current delivery of human services on the peninsula is the comparatively limited amounts of money available for such programs. Leelanau County significantly trails behind the state in per capita Human Services and Facilities Page 11-1 �The county received only between one-half and two-thirds of the per capita allocations for human services compared to the statewide average. Map 11-1 PER CAPITA INCOME Leelanau County, Michigan □ $9,957-$11 ,815 ~ $11,816-$12,964 Many of the challenges being faced by the elderly are, to varying degrees, also confronting other special populations of the peninsula. While many senior citizens are physically disabled, so are many other younger persons. Insufficient income to meet living needs often faces the elderly on a fixed income, but it also affects those persons untrained for the job market or recently laid off. While the very aged may be more prone to mental illness, anyone can experience mental distress brought about by societal or personal pressures. ■ s12.965-$14.010 ■ $14,071-$18,184 SCALE 1'253,UO NOVEMBER. 1992 N • allocations by the state to the county for human services. In fact, the county received only between one half and two thirds of the per capita allocations for human services compared to the statewide average_ Map 11-1 shows per capita income by municipality. Needs of Special Populations One group significantly affected by the scope and quality of human services are area senior citizens. See Map 11-2. This population is commanding a growing share of the national, state , and peninsula population_ The elderly are faced with numerous day-to-day challenges which, in turn, challenge the human services delivery system. Economic stability, health and nutrition, transportation and mobility, and self sufficiency are all very real and pressing issues which must be addressed. Human Services and Facilities Page 11 -2 Drug Abuse, Child Care and Domestic Violence Drug abuse counseling, child care needs, and domestic violence present increasing demands upon human services systems_ The rural character of the peninsula has not, contrary to what is often believed, buffered the peninsula from these challenges. The increasing number of single parent households is placing extraordinary pressures for affordable and convenient day care facilities . Drug abuse and domestic violence are now openly discussed and recognized as far too common occurrences for the welfare of the persons involved and the society as a whole_ As Working Paper #11 on Demographics documents, there are wide disparities in income and family situations. Public programs and services designed to help individuals, children, and families meet a short term need can dramatically improve the ability and likelihood of self sufficiency thereafter_ Over time, the income gap should narrow (or at least not widen further) if human service programs are effective. The Leelanau General Plan - Functional View �l AFRAMEWORKFORFUTUREPOLICY services. The foundation for the future delivery of human services on the peninsula must be based upon valid baseline data and an understanding of specific human service needs. Services should be based upon clearly identified needs, and to this end detailed demographic profiles should be developed, needs identified, and services monitored according to both quality and trends in demand. The extent to which the private sector can deliver human services in a cost effective manner in coordination with public agencies should be continually evaluated and monitored and, where appropriate, encouraged. Privatization of services, along with the examination of alternative funding structures for services should be examined as the opportunity permits. The refinements to the peninsula's human service delivery system, in response to this base data, should direct special attention to the needs of children and the elderly. The peninsula's future largely rests with the health and vitality of its children. Yet, it is the peninsula's elderly who are the fastest growing segment of the population. The peninsula's human service delivery system should respond to the particular needs of these populations through collaborative programs. Similar efforts should be pursued in regard to services for drug abuse, domestic violence, mental health, early education, and other human services needs, including special programs for migrant workers. HUMAN SERVICES AND FACILITIES POLICIES AND ACTION STATEMENTS Special emphasis should be directed to the basic health and nutrition needs of the entire peninsula before other services can be effective and worthwhile. Affordable and convenient access to health and nutritional care must become paramount. Improvements to the peninsula's human services delivery system should be based upon increased interjurisdictional and inter-agency coordination and, more importantly, on collaboration. This collaboration should be particularly aimed at preventing unnecessary duplication of services and creating the most cost effective service delivery system. Other efforts should focus on periodic review and monitoring to identify unmet needs, and to finding the most appropriate organization(s) to address the need, as well as ways in which resources can be redirected to higher need The Leelanau General Plan - Functional V)'ew The following policies and action statements are intended to establish the blueprint for the General Plan recommendations for the future of the peninsula's human services and facilities. Map 11-2 PERCENT OF POPULATION AGE 65 & OVER Leelanau County, Michigan □ 6,1-11.2". lillfill 11 .21-1 4.0% ■ 14.0t-30.0¾ ■ 30.01-41,0¾ • N Human Services and Facilities Page 11 -3 �Issue: Duplication and/or gaps in human services and facilities. Policy: Action Statement: Action Statement: Action Statement: Stewardship of public resources dictates that the county and local governments and human service agencies should exert every possible effort to make sure that there is a reasonable match between the needs and services: i.e., services should be based on quantifiable needs. A demographic profile of the needs of citizens on the peninsula for human services and facilities should be made available to all human service organizations as a benchmark against which to develop, deliver, and monitor the effectiveness of their programs. Action Statement: Action Statement: An organized method of periodic review of all human service programs should be collabor;Hively implemented to ensure the most cost effective and comprehensive delivery of needed services. Any resources devoted to program areas designated as "over-met" should be redirected to service areas identified as "under-met. " Issue: Special needs of children. Policy: Action Statement: County and local governments recognize that children are the future of the county and should make every effort to see that their basic needs are met. Human Services and Facilities Page 11-4 A comprehensive identification of the special needs of children on the peninsula should be periodically conducted along with an assessment of available services and delivery systems in order to compare the special needs of children with services delivered. Those governments and other human services organizations on the peninsula which provide services to children should identify, review, and evaluate alternatives to best match needs and services to optimize use of resources. In considering the appropriate service mix, state guidelines should be considered along with a special emphasis placed on those initiatives which are preventative in nature, such as pre- and post-natal care, parenting skills, basic health and nutrition, teen pregnancy prevention. These initiatives will be the most cost-effective in the long-term. Issue: Special needs of the elderly. Policy: Provide human service programs, sponsored by Leelanau County, that will facilitate personal development and self-sufficiency of all county residents. Such programs should assist individuals to achieve their full potential and protect and enhance their personal health and enjoyment of life. The Leelanau General Plan - Functional View �T Action Statement: Action Statement: , Recognize the social and financial capability among county residents and support the Board of Social Services in identifying and assisting those in need to grow toward economic and social independence and dignity. Provide services that will permit senior citizens to remain in their own homes and to minimize their dependence on institutional care. Programs such as nutrition programs, homemaker aid, public transportation (BAT A), respite care and others are appropriate means for achieving this policy. requirements, such as senior citizen housing, can be projected and planned. Action Statement: Issue: The needs of physically challenged county citizens. Policy: Action Statement: Action Statement: Action Statement: Action Statement: Provide preventive services for the elderly, including but not limited to contact, physical facilities, and congregate meals. Seek the involvement of volunte~rs, community-based organizations and senior citizens themselves in mounting service and educational programs. Establish funding guidelines that consider state, county and local appropriations as well as fee and charitable gift revenues, recognizing that while initial county matching contributions may be appropriate, the responsibility for operational funding of senior citizen centers should remain at the local level. Develop a data base of clientele for senior citizen programs from which programmatic The Leelanau General Plan • Functional View Identify ways in which Leelanau County can become more attractive to senior citizens. Specifically investigate the feasibility of establishing an environment for "continuum of care" which responds realistically to the process of aging in providing the needed and desirable physical and service infrastructure. Action Statement: Issue: Special workers. Policy: Action Statement: Leelanau County should seek to minimize the barriers to economic and other selfsufficiency by physically challenged individuals to promote self-sufficiency by all appropriate means. Examine existing county programs and identify and eliminate barriers to access or use of such programs by physically challenged individuals. needs of migrant agricultural Recognition should be given that migrant workers are key members of the county's agricultural community and attention should be given to their needs during their annual residence in the county. A task force representing the Human Services and Facilities Page 11 -5 �[ major interests and organizations should be established to identify the special housing, health care and human service needs of migrants and the ways in which existing programs could be strengthened to cost-effectively meet those needs. Issue: Domestic violence prevention and shelter needs. Policy: Action Statement: Action Statement: Action Statement: Action Statement: Provide a range of mental health services which address the mental health needs of Leelanau County residents and coordinate programming with other state, county, and local agencies providing similar services or serving common clients. Policy: Action Statement: Every county citizen should have the right to a safe domestic environment. Conduct an annual review of the community mental health plan and ensure a reasonable relationship between the plan and the annual appropriations and needs for community mental health services on the peninsula. Information should be provided to county citizens as to where to find help in cases of domestic violence . Issue: Pre-school/headstart education • Programs for students of special needs (including gifted and talented). • Programs for minorities. County and local governments should advocate harsher measures be established by the state government for repeat sex and/or domestic violence • offenders. Policy: County and local governments should cooperate with various agencies to encourage provision of safe havens from domestic violence. It should be recognized that substance abuse prevention is also a very effective measure in prevention of domestic violence, and that county and local governments should support efforts to prevent substance abuse. Issue: Mental health services Humsn Services snd Fsci/ities Page 11-6 The county, local jurisdictions and school districts should support and encourage programs for preschool/headstart as well as programs which provide a good, basic education for low income, high-risk, minorities, and students requiring special needs (including gifted and talented children). Action Statement: Action Statement: The county, local jurisdictions and schools should seek out and utilize all available funds and facilities to provide such programs. More emphasis should be placed on educational programs which stress early education for those students of special needs. The Leelsnau Genersl Plsn - Functions/ View �7 Chapter 12 LAND USE As of 1993, the primary economic development activity on the peninsula is the construction of new single family homes. These are largely for seasonal occupancy and/or occupancy primarily by new county residents who work outside the peninsula. Large areas of land are being converted to residential use. The new businesses and other land use changes that will occur in response to this trend will have a dramatic impact on the character of the peninsula for decades to come. It will be up to coordinated action by county and local governments to guide this new development so as to mm1m1ze detrimental resource, safety, and visual impacts. Part One of this plan describes the basic strategy for achieving these goals. This chapter focuses on specific policies and action statements for addressing change on the Map 12-1 LAND USE / COVER Map 12-2 AG RI CULTURAL LANDS INTRODUCTION Land use change is inevitable on the Leelanau Peninsula. New homes, businesses, public buildings, mineral extraction operations, and agricultural operations (among other land uses) are likely and desirable. The issue is where, when, and what type of land use change will occur. Also, are the necessary public services that will be required adequately in place to meet the needs of new development? These basic growth management issues are fundamental to achieving the desired balance between economic development and environmental protection proposed by this plan. r-r,-r, 5MI • ~ 0 5MI 0 N l □ OPEN/ m;AGRICULTURE illIII] WETLAND ~ ~ FOREST ■ WATER BARREN URBAN The Leelanau General Plan - Functional View ■ ORCHARD ffl OTHER AGRICULTURE Land Use Page 12-1 �Leelanau Peninsula (See Working Papers #5 and 10 for more background information). Indiscriminate loss of natural resources will have a devastating impact upon a tourismbased economy. ISSUES The dramatic effects of land use on the character of the peninsula underscores the fundamental necessity that future land use and development patterns be purposely planned and guided rather than left to evolve by chance. Land Use Change Land use patterns dramatically shape the character of the Leelanau Peninsula and the quality of life it offers. Land use affects the character of the peninsula visually, financially, and environmentally. As land is developed, the appearance of the parcel, the surrounding vista, and the transportation corridor within which it is located, are altered. This alteration is most commonly one from a more natural state to a more urban or suburban appearance. As land is developed, natural resources associated with the development area are often lost or reduced in quality and/or quantity. As land is developed, the new use increases demands upon existing public services and infrastructure. The cumulative effect is often a rise in taxes to provide the necessary additional services and/or infrastructure. Once land is developed, it rarely reverts to a less intensive use and, where natural renewable resources are at stake such as prime farmland, the conversion is forever . . The primary economic development activity on the peninsula is the construction of new single family homes. The Leelanau Peninsula is particularly vulnerable to the potential negative impacts of land use changes and development. Poorly located development often stands out as a "sore thumb" in contrast to the peninsula's rural and scenic character. Taxes are already considered "too high" by area residents and, as previously discussed in Chapters 2 and 3, the cost for delivery of public services is already somewhat naturally higher than elsewhere due to the constraints brought about by the peninsula's geography. land Use Page 12-2 The dramatic effects of land use on the character of the peninsula underscores the fundamental necessity that future land use and development patterns be purposely planned and guided rather than left to evolve by chance. The Leelanau Peninsula can be generally described as a water wonderland with a landscape dominated by rolling terrain, crop and orchard farms, open spaces and woodlands. See Maps 1 2-1 and 12-2. The western half of the peninsula is dominated by woodland areas, inland lakes and associated wetland environments, and a small spattering of farms. The eastern half of the peninsula is dominated by farmland with intermixed woodland and wetlands. Within this patchwork of rural life rests a few settlement areas of more urban character, including the Villages of Suttons Bay, Northport, and Empire, and the small communities of Leland, Glen Arbor, Cedar, Maple City, Greilickville and the Grand Traverse Band Reservation Area. The Leelanau Peninsula land use pattern is a reflection of the competing land use demands placed upon its landscape. There is a wide range of population density. See Table 12-1. The peninsula has traditionally been dominated by vast areas of crop and specialty farming with equally vast areas of special natural resources, including woodlands, wetlands, shorelines, dunes, lakes, and hillsides. The growth of the tourism industry has challenged the integrity of the agricultural The Leelanau General Plan - Functional View �l and natural resource base of the peninsula. Not only has the tourism industry encroached upon the quantity and quality of these resources but the growth of the peninsula's population has complicated the effective protection of these resources. Further, population growth has led to increased conflicts between the peninsula's year-round land use needs and activity patterns and those of the tourism industry. The nature of this competition can be seen in its spoils as trends now leave evidence that a battle has been waging for some time with peninsulawide costs. The one time peninsula-wide pattern of large acreage farmland parcels has been replaced by extensive encroachment of small 5 or 10 acre parcels for residential purposes. Once this residential pattern is started, it fuels itself. Residential Sprawl/Development Pattern Possibly the most devastating impact of this battle has been the evolving pattern of sprawl and associated dispersed population . The one time peninsula-wide pattern of large acreage farmland parc~ls has been replaced by extensive encroachment of small 5 or 10 acre parcels for residential purposes . Once this residential pattern is started, it fuels itself. The encroachment of residential development Table 12-1 POPULATION PER SQUARE MILE 1940 - 1990 Leelanau 1940 1950 1960 1970 1980 1990 24.2 25.0 27.0 32.0 41 .0 48.0 Benzie Grand Traverse 24.7 26.0 25.0 27.0 34.8 38.9 50.4 62.0 73.0 85.0 117.8 139.0 drives nearby farmland property assessments higher and increased property taxes shortly follow. The farmer is faced with a rising property tax bill without the benefit of increased agricultural income to offset the disparity. Ultimately, the farmer is pressured into selling off small lot splits from his original acreage to increase his income, thereby offsetting the rising taxes. Once started, this sprawl cycle increases in intensity and rate. See Figure 2-2. The resulting pattern of encroaching residential development fragments farmland and other resource acreage. The smaller farmland parcel is less economically viable. The smaller the acreage of other natural resources, such as woodlands, the less valuable they become as habitat for wildlife, as elements of peninsula rural character, or as income generators for managed timber operations . With the loss of the farmland and other natural peninsula resources goes an element of the peninsula's history, as well as its natural and cultural uniqueness. The traditional large lot zoning scheme (a minimum Jot size of 10 acres or less}, often employed to protect agricultural lands, has failed miserably across the nation. Yet it is widely practiced throughout the county. The traditional large lot zoning scheme (a minimum lot size of 1 0 acres or less), often employed to protect agricultural lands, has failed miserably across the nation . Yet it is widely practiced throughout the county. More often than not, ten-acre parcels are created for the sole purpose of establishing a residence. The result is that one (or two) acres of the tenacre lot are used for a house and yard and the remaining eight acres is left idle. The net result is a loss of ten acres of rime farmland (or woodland, or mineral resources). The cumulative impact on productive resource land is affected, though it does protect a certain amount of wildlife. See Figure 12-1 and 12-2. Source: Decennial Census The Leelanau General Plan - Functional View Land Use Page 12-3 �Figure 12-2 1 SECTION, SECOND DIVISION 4 PARCELS FROM EACH TEN ACRE PARCEL Figure 12-1 1 SECTION, FIRST DIVISION INTO TEN ACRE PARCELS .,...,_ --- -- ---c:.r,,- -- J J J l l I ..... - -- .......... -__ ..... - r"- -- IL ~ ,_ I - - - '"" - '"" .._ = - I I I ,- - I I I I ii -c:.r,,- I - -n -- I I rr==; - - I I I n ,.._ ~- ,__ -- I I -- I c:.r,,- '"- I I I 1· I I I I I I I The resultant lot pattern dramatically • increases the cost of public services and emergency response times, as increased amounts of infrastructure need to be constructed and maintained, and greater distances have to be traveled to address the needs of relatively few. from the visual experience one has as he or she moves through the community along its roadway corridors. The experience is dramatically reshaped when the visual foreground is dominated by strip residential development. Also, this lot pattern has greatly contributed to the demise of the peninsula's rural character. When developed, these individual lot splits are often characterized by residences lined up along the county road frontage. Not only does this development pattern conflict with the safe and efficient movement of traffic due to increased driveway access points and turning patterns, but views of the rural landscape are effectively hidden and replaced with homes, front yards, garages, mailboxes, and driveways. The sense of rural character within a community is largely derived Not only does this development pattern conflict with the safe and efficient movement of traffic due to increased driveway access points and turning patterns, but views of the rural landscape are effectively hidden and replaced with homes, front yards, garages, mailboxes, and driveways. Land Use Page 12-4 Though this pattern of development has been debilitating to the character of the peninsula, the symptoms of the past struggle The Leelanau General Plan - Functional View �7 show up elsewhere as well. Increased environmental degradation has become evident as more and more residential development has occurred along the peripheries of and within the peninsula's natural resource areas. This is particularly evident along shoreline areas and hillsides and in some wetlands. Commercial and Industrial Development Similarly, commercial development has occurred in locations previously dominated by open spaces and a strong pastoral setting. Though the peninsula's principal commercial development is located within village areas, it has begun to encroach into the more rural settings. This disrupts the resource value of surrounding lands and serves as a magnet drawing other nonresidential uses. This spot commercial development can be seen along principal roadway corridors as well as within some of the more interior areas of the peninsula. In a few cases, development was for industrial land uses. This encroachment has the effect of reducing the sense of rural character, increasing the fragmentation of valuable natural resources, increasing traffic demands and hazards along roadways, and generally disrupting the traditional land use pattern which had pre.viously been supportive of its agricultural, open space, and natural resource foundation. It also is in areas not easily provided with public services. Weak County and Local Planning Programs The above conditions and trends have largely been a result of historically weak land use planning and zoning program throughout. Four of the 14 local municipalities have not formally adopted comprehensive or master plans. Those plans that have been adopted by other municipalities are ohen characterized by: 1) weak planning processes, whereby the general public had minimal effective input into the preparation of the plan; 2) limited mapping of local conditions, thereby increasing the complexity of analyzing critical local trends and conditions upon which recommendations can The Leelanau General Plan - Functional View be made; 3) counterproductive policies regarding long term agricultural. open space, and natural resource preservation; 4) the absence of policies or regulations regarding the preservation of sensitive natural resources; and 5) the inclusion of policies which generally result in the loss of the peninsula's rural and historic character through encouragement of a dispersed development pattern. The above conditions and trends have largely been a result of an historically weak land use planning and zoning program throughout the peninsula. Accordingly, locally adopted plans (including the prior county plan and zoning ordinance) have accommodated development while doing little in the way of managing growth on the peninsula. See Table 12-2. While some of the locally adopted plans provide direction in the type and location of future land uses, none of the locally adopted plans address the appropriate rate and timing of new development, adequacy of public services at the time new development becomes operational, or the total amount of appropriate new development. Locally adopted plans have accommodated development while doing little in the way of managing growth on the peninsula. Weak County and Local Zoning Programs Thanks to being left to a peaceful rural existence for so long, the vast majority of the peninsula is zoned into agricultural districts, but the predominant minimum lot size in these agricultural districts is now three acres or less. See Map 12-3. This zoning scheme provides little in the way of effective farmland protection. Few of the local zoning ordinances incorporate special development techniques lend Use Page 12-5 �Table 12-2 LOCAL PLAN COMPONENTS I AdoptiOD/ Major Update Tic Between P ■ a and Zonia& Ordio.aace/ Basi,ia LAw Lcllod Villlcc o( Northport Soloo TOW1"bip Suttoos Bay Towosbip TOWDJbip Su1t0tu Bay N/A 1990 1993 1987 1993 1992 1988 Fair or Pair or N/A Weak Fair or Bdt,cr Fair or Better Weak Betcr:r Bctlr:r Bet•r N/A Public Hearin& N/A Fair or Better Fair or Better Weak N/A Fair or Bcucr Weak N/A We.at N/A Ccalcf'Ytllc ClcYd1ad Elmwood Empi~ Villlcc of Oleo Art.or K&uoa Township T ownsh ip Township Township Township Empire Towosbip Towmbip 1978 1979 198S 1976 1993 1990 1987 Weak Fair or Bctttr Weak. I Vllllcc ol Lcd101u Township Bia&h•m I Fair or Weak I Weak Better Fair or I I Community lapul Public Hearin& Public Surv•y& Public Surv.y & Hearin& Pub.Hearin& Hearing Pub.Hearin& Publ ic Hearin& Surv<y & Pub.Hearin& Ooals and Fair or St.lier Fair or Bcuu Fair or Better Fair or Better Fair or Bc:ucr Pair or Weak Fair or Pair or Fair or Better Bctrer fair or Bcttu Fair or Objecti-..cs Suppo<tiDc/ Tc,bnical Data Beller Bctlc:r Survey A Survey & Surv<y & Pub.Hearin& Pub.Hearin& Pub.Hearin& Public Public Hearin& Heariac fair or Fair or Fair or Setler B<llcr &tier Weak Wcat Weak Weak Wcat Weak Weak. Wut fair or Bctltr Fair or Better Fair or Bcncr Fair or Better Fair or Bctltr Pair or Bctlier Pair or Weak Weak Weak Fair or Pair or Daia Weak Wcat Wcat Betll:r lktttr Fair or Bc111c:r Laod Ute by Type Policies Weak Weak Weak Weak Pair or Beller Weak Better Laod Uoc by Locatioo Polic.iu Fair or Bc11tr Fair or Bcnc:r Fair or Better Bct1er N/A Pair or Better Fair or Bcttt:r Fair or Bctlt:r Fair or Bctller Pair or Better Fair or Weak Fair or Bct1er Fair or Weak Policies Weak Weak Weat No Weak Weak Weak N/A No Weak Weak No Weak. No Timi01 of Dcwlopmcct Polictcs Weak Wcat Weak No Weak Wu.k Weak N/A No Weak Wuk No Weak No To<al S.op< ol Dcwlopmcot Policies Weak Weak Weak No Weak Wcat Weak NIA No Weak Wcat. W<at Wut No Mapp<d Better Fair or S.t"r Betltr Rallt o( Dcwlopmcnt which are geared toward effective resource protection and that are specifically provided for in the state zoning enabling acts. See Table 12-3. These techniques include: 1) approval of special land uses within a particular district provided they undergo a special review procedure and meet special and more stringent standards than otherwise applied to "uses by right"; 2) the submittal of project site plans for review and approval prior to the establishment of the development in question; and 3) "planned unit development" regulations which encourage resource and open space preservation opportunities through more flexible land use and site development than is normally permitted by traditional district standards. Land Use Page 12-6 The extreme variability among local zoning ordinances on the peninsula acts to artificially fragment the peninsula and upsets the geographic and visual wholeness which typifies the peninsula and its local municipalities. Perhaps the problems with the peninsula's planning and zoning programs are best illustrated by the fact that the locally adopted plans and zoning ordinances do far more to encourage uncontrolled growth and development than to constructively shape and guide the growth. For example, if all lands within the county were developed according to "by right" standards as stipulated in the respective zoning ordinances of the peninsula's The Leelanau General Plan - Functional View �T municipalities as of 1989, the resulting "buildout" population for the peninsula would increase from its 1990 population of 16,527 to nearly 285,000! This figure takes into consideration that some lands are not developable (wetlands, etc.) and/or need to be set aside for right-of-way purposes. See Table 1 2-4. While it is unreasonable to assume development of this magnitude will happen anytime soon, if ever, it is indicative of the permissiveness of local zoning regulations. Not only are the local zoning ordinances characterized by a lack of adequate land use and growth management controls, but extreme variability among local zoning ordinances acts to artificially fragment the peninsula and upsets the geographic and visual wholeness which typifies the peninsula and its local municipalities. Unnecessarily inconsistent standards encourage fragmented and disjointed development patterns, and establish inappropriate or unplanned growth areas due to Map 12-3 PENINSULA-WIDE ZONING PATTERN market driven forces. Perhaps the problems with the peninsula's planning and zoning programs are best illustrated by the fact that the locally adopted plans and zoning ordinances do far more to encourage uncontrolled and rampant growth and development than to constructively shape and guide the growth. For example, if all lands within the peninsula were developed according to "by right" standards as stipulated in the respective zoning ordinances of the peninsula's municipalities, the resulting "buildout" population for the peninsula would increase from its 1990 population of 16,527 to nearly 285,000! These problems, while characteristic of local plans and zoning ordinances, also apply equally to the previous county plan and zoning ordinance. The population of the peninsula is expected to increase by nearly 100% by the year 2020. ri--n-n 0 5MI Lack of Subdivision Regulations • The lack of common peninsula-wide lot split or subdivision ordinances further documents the peninsula's limited effectiveness at managing land divisions and development. The lack of such ordinances provides opportunities for inappropriately shaped lots, unbuildable lots, lots with inadequate drainage and other public services, lots without adequate access, lots which unnecessarily fragment important resource areas, and other undesirable conditions. Many examples can be found around the peninsula. (See examples on the following pages). ZONING DISTRICTS □ AGRICULTURAL ~ RESIDENTIAL ■ COMMERCIAL/ INDUSTRIAL ~ RECREATIONAL/ E3 GOVERNMENTAL ffl EXTRACTIVE The Leelanau General Plan - Functional View Cumulative Impacts of Current Trends Current trends have been destructive to the peninsula and the costs associated with past Land Use Page 12-7 �r Table 12-3 1989 LOCAL LAND AREA BY ZONING CLASSIFICATION (IN ACRES) Bingham Centerville Cleveland Elmwood Twp. Twp. Twp. Twp. Empire Empire Glen Twp . Village Arbor Kasson Leelanau Leland Twp. Twp. Twp . Northport Solon Suttons Suttons Village Twp. Two . Aariculture Bay Bay Two. 1 Villaae 12963 16 188 9 115 9 096 10009 0 1 165 20 082 21,414 13,693 0 0 0 0 230 0 53 0 0 0 0 0 0 0 63 0 1,207 873 3,460 70 160 698 0 0 1,199 347 193 1193 275 2,189 0 998 0 1,756 0 831 224 0 0 522 0 0 63 0 83 0 0 0 0 798 0 2546 0 0 0 0 0 0 0 0 0 0 0 0 0 359 0 0 0 0 0 122 4 170 216 501 224 70 45 2 33 89 83 25 52 n 0 236 839 182 1,062 34 281 829 173 0 22 65 0 0 43 0 0 0 0 0 0 170 81 41 0 0 0 Suttons Suttons Residential, .25 19 850 15 101 0 acre lots or less Residential . .26 ~o .50 acre lots Residential, .51 to 1.00 acre lots Residential, 1.01 to 2.00 acre lots Residential, 2.01 acre or areater lots General Commercial Resort/ Recreation Commercial Industrial 1. Based on the County Zoning Ordinance then in effect in the Township. 2. This figure does not include the approximately 1,248 acres zoned for extractive land uses. Source: Leelanau County Planning Department • Table 12-4 1989 BUILDOUT ANALYSIS Buildout Analysis Bingham Centerville Twp. Twp . Cleveland Twp. Elmwood Empire Twp. Twp. Empire Village Glen Ar- Kasson Leelanau bor Twp . Twp . Leland Northport Solon Twp . Village Twp. Twp. 1990 Bay Bay Twp . Village 2,051 836 783 3,427 858 355 644 1,135 1,694 1,642 605 1,268 2,150 561 18,793 29,919 16,533 65,592 1 14,702 1,664 10,421 22,603 7,576 42, 257 2,202 11 ,344 37,275 2,507 Population Buildout Population 1. This figure takes into account a 1992 amendment which increased the minimum lot area in the Agricultural District from 12,500 square feet to 1 acre. land Use Page 12-8 The Leelanau General Plan - Functional View �T growth and development of the peninsula will continue to increase if current trends continue. The population of the peninsula is expected to increase by nearly 100% by the year 2020. If current trends continue, this population increase will show itself through a far more accelerated rate of sprawl, land and resource fragmentation, consumption of agricultural lands, disturbance of natural resource areas, degradation and destruction of sensitive resource areas, and traffic problems. Accompanying this trend will be the continued loss of the peninsula's rural character as rural roadway corridors evolve into linear urban forms with strip residential development and screening of those rural qualities previously visible from the road. With the incremental loss of rural character, the area tourism industry may well suffer as the attraction drops off. Each local plan should specify substantive policies addressing the issues of growth according to type, location, rate and timing, total amount, and the provision of public services to meet project needs prior to new development becoming operational. A sprawl development pattern on the peninsula will generate an increasing level of local unrest regarding present conditions and what the future may hold. Local planning and zoning programs will have an increasingly difficult time providing guidance in addressing pressing issues and the public will become increasingly vocal if competing land use demands are not provided with the foundation or direction for successful coexistence. A FRAMEWORK FOR FUTURE POLICY The Leelanau General Plan calls for a major shift in the peninsula's "mode of operation" regarding planning and zoning. The plan calls for a far more aggressive initiative in providing The Leelanau General Plan - Functional View both the county and its local municipalities with the capabilities for effectively guiding the future land use pattern and achieving the future vision desired in this plan. The local plans of municipalities should include policies regarding the planned future land use pattern and public services delivery program which support comparable policies of the Leelanau General Plan. This plan recognizes that a degree of uniqueness is desirable to be maintained among local municipalities and that there should be a corresponding degree of flexibility between a local plan and the peninsula-wide plan. However, flexibility should not weaken the foundation of mutual concern in the General Plan or otherwise fundamentally diverge from what is considered most appropriate for the peninsula as a whole. In addition, each local plan should specify substantive policies addressing the issues of growth according to type, location, rate and timing, total amount, and the provision of public services to meet project needs prior to new development becoming operational. Local plans should be property specific while the county plan will be area specific. An adopted local plan that is compatible with the county plan could, if desired, be ratified as a part of the county plan (See Part Three). Agriculture, forest land and open space protection should play a leading role within the planned future land use pattern of each local Township. To this end, farmland and forest land which is considered economically viable on a long term basis and worthy of protection should be identified. Parcel size and soil suitability should be key determinants in this identification. Once identified, model ordinances could be created to establish a regulatory program aimed at effective long term agricultural and forest land protection. The premise of these model regulations should be the prevention of land fragmentation where prime renewable resources exist. These efforts should be accompanied by support for the current "rightto-farm" legislation and for new state Land Use Page 12-9 �legislation permitting the use of transfer and purchase of development rights. Such a program would prevent land fragmentation, while at the same time providing farmers the opportunity to increase their income, by selling the development rights of their farmland property to landowners in more populated or urbanized areas of the peninsula. The peninsula municipalities could push for a coordinated peninsula-wide TOR programs once state authority is in place . The county should assist in the development of any TOR or POR program . Local plans and zoning ordinances would provide for adequate buffers between residential and resource areas, based upon uniform peninsula-wide standards, to better ensure the resources. long term viability of these Equally proactive measures can be taken to preserve the peninsula's other open spaces . A flexible model open space zoning ordinance can be prepared to provide more effective means of preserving open spaces than the traditional large lot zoning approach. The model language should provide for residential development, while at the same time, preserving important open spaces and minimizing the visual impact of the new residential development. Permitted development would be directed toward those open spaces not characterized by prime farmland soils. Open space zoning can be applied only to those areas where the • Condominium housing units. land Use Page 12- 10 The Leelanau General Plan - Functional View �1 preservation of renewable resources is not the principal intent. For renewable resources, preservation programs should be used instead. Subdivision and lot split regulations should be employed by all municipalities to further protect large parcels from premature conversion and to assure that adequate access is provided. These should be based upon a model uniform procedure peninsula-wide. At the heart of open space, farmland, and forest land protection programs would be a research and education initiative to protect valuable productive lands. This would include identifying effective resource management techniques, clarifying the destructive pattern of large lot zoning, and explaining the benefits of open space zoning . Residential development, in assoc1at1on with open spaces or otherwise, would be based upon efficient and economical use of land and the protection of renewable resources . Development patterns should reflect opportunities for varied housing types and lot sizes. To this end, local plans and zoning ordinances should be updated to reflect the average development densities proposed by this plan while still rec.ognizing and responding to particular local conditions. Local average development densities should reflect the peninsula-wide planned future land use pattern regarding existing village areas, new settlement areas, and resource protection areas. Future residential development would include the special housing needs of special populations, such as young families, the elderly, and those with low incomes. The extent of these and other special populations on the peninsula should be identified and alternative techniques established for local programs to address these needs. In no case should commercial or industrial development be allowed to occur where adequate public facilities are not in place to meet the immediate needs of such development. Such policies can be clearly stated within local plans The Leelanau General Plan - Functional View and carried forward into local zoning ordinances. Particular attention should be given to new proposed resort developments. Resorts are commercial in nature and generate impacts beyond the immediate municipality. Accordingly, such projects should be reviewed on a multi-jurisdiction basis including the municipality in question, adjoining municipalities, and county agencies. Special consideration would be given to providing affordable housing opportunities in close proximity and/or in association with full service commercial centers including cultural, child care, and employment opportunities. Strip residential development can be very strongly discouraged through local land use plans and regulations that encourage a more compact and less destructive settlement pattern . Potentials for such developments can be identified early through model project review procedures . The Grand Traverse Bay Region Development Guidebook is a useful guide to more appropriate site designs. The same considerations equally apply to strip commercial development. Where new commercial development cannot be incorporated into the peninsula's existing village centers, new small compact centers should be provided consistent with local zoning regulations. Public service districts are proposed in Part One as a key element of the plan implementation strategy. They are intended to identify the future limits of public services, and associated urban development, within a specified time period. Thus, a "village" services district, or similarly named district, would identify the bounds within which a local municipality intended to introduce new or expanded public services to support a village development pattern. On the other extreme, a "rural" services district would identify the bounds within which no substantial introduction or expansion of public services would occur and within which the continuation of the existing rural character is planned. A "partial" or "limited" services district could Land Use Page 12- 11 �provide for a level of public services somewhere between the village and rural services districts. The determination of the service district boundaries would be critically linked to the planned future land use pattern in the municipality and peninsula. The implementation of service districts better ensures that the peninsula and its local municipalities will have a compact development pattern and managed growth rates. The implementation of the service districts also enables municipalities to more effectively plan and prioritize capital improvements, as well as to minimize unnecessary public service cost. Implementation of the service districts will ultimately need to be rooted in the master plans adopted by the local municipalities of the peninsula. These plans should identify the boundaries of each service district, the planned future land use pattern within each district, the intended levels of public services planned for each district, the basis for the locations of each district, and conditions whereby changes to the district boundaries would be appropriate. Local plans and regulations should be enhanced to provide for increased protection of the peninsula's special resources. Land use demands placed upon inland lakes would be minimized through adoption of keyhole SugBr LoBf Resort during ski seBson. Land Use PBge 12-12 The Leelanau General Plan - Functional View �7 regulations. Extraction of the minerals should be based upon local plans and regulations which provide for the protection of priority sand and gravel resources and the surrounding environments and the reclamation of extraction sites. Action Statement: To support this proactive approach to future land use across the peninsula, the county should provide technical and other assistance to municipalities working with the Leelanau General Plan. This is especially true where legal challenges are initiated. Similarly, the county should assist local municipalities in the development of local regulations based upon previously prepared peninsula model regulations. Continuity in implementation of local plans and regulations would be achieved through the training of new planning commissioners, zoning board of appeals, township board and village council members. The basis of the Leelanau General Plan and the role that each official position can play in its implementation should be included in the training program. Action Statement: LAND USE POLICIES AND ACTION STATEMENTS Action Statement: • The following policies and action statements are intended to establish the blueprint for the General Plan's vision for future land use on the peninsula. Issue: Agricultural and forest land protection • Protecting the economic viability of farming. • Allowing farmers to capture the development value of farmland without creating scattered suburban developments which cannot be serviced economically. Policy: Working together, the county and local governments should initiate proactive measures to protect farm and forest land. The Leelanau General Plan - Functional View Action Statement: Identify, with the support of farm groups, the Soil Conservation Service and local governments, those farm areas most likely to remain economically viable for renewable resource management (contiguous land units at least 40 acres in size with prime farm, orchard, and forest soils) and those areas most threatened with conversion to other uses. Create model ordinances to prevent land fragmentation of renewable resource lands and conversion to non-farm or nonforested activities. In particular, these model ordinances would include, but not be limited to farmland protection zoning regulations and open space zoning regulations . Support efforts to enact new legislation permitting the use of transfer and purchase of development rights for the purpose of establishing a peninsula-wide TDR (transfer of development rights) program that protects renewable resource lands by transferring development rights into adjoining existing villages or new settlements . Encourage the establishment and maintenance of a TDR and/or PDR (purchase of development rights) program for threatened farm and/or forest lands on the peninsula. land Use Page 12- 13 �r Action Statement: Action Statement: Action Statement: Action Statement land Use Page 12-14 Work together with the assistance of the county in taking prudent measures to ensure the necessary supporting facilities for economically viable agricultural and/or forest management activities are in place, including but not limited to: • processing plants • migrant housing • farm implement dealers • fertilizer pesticide dealers • integrated pest management as an alternative to intensive chemical use • disposal facilities for agricultural wastes • small-tract forest management assistance . Adopt coordinated zoning provisions which provide adequate buffers between agricultural and adjacent land uses to protect the future viability .of the farmlands. educate the public about the consequences of building in an agricultural area. Issue: Current large lot zoning practices are ineffective in protecting important open spaces. Newer techniques such as cluster housing/open space zoning aren't being used. • Open space zoning is an effective tool to protect open space while still allowing planned development in rural areas • Open space zoning can prevent unplanned fragmentation of farm and forest lands • Open space zoning can result in protection of sensitive environments • Open space zoning can help protect future options. Policy: Encourage adoption of coordinated local open space zoning or similar regulations by all townships and villages in the county. Action Statement: Promote enforcement of current right-to-farm legislation for farmers engaged in typical farm practices as defined by the State Department of Agriculture. Support on-going research and public/farmer education to preserve valuable productive lands. Encourage and support the efforts of the U.S. Department of Agriculture (SCS and ASCS) and the MSU Cooperative Extension Service to assist local farmers with contemporary resource management techniques and to Action Statement: The county and appropriate local organizations should initiate an education program targeted to the general public, landowners, developers and other interested parties (realtors, bankers, etc.) to illustrate problems with existing large lot zoning practices and the values and benefits of open space zoning. The county should develop a flexible model open space zoning ordinance based on wide input from local governments and property owners that supplements existing large lot zoning districts as the principal means of residential development outside of villages. Open space zoning should not be encouraged in areas where The lee'8nau General Plan - Functional View �more exclusive techniques better designed to protect sensitive environments, prime farm or forest lands could be used. Action Statement Non-prime resource lands should be encouraged by local zoning to be used for new development wherever feasible (inside of prime farm or prime forestland) as long as sensitive environments (such as wetlands, dunes and floodplains) are protected. Issue: Establishing appropriate residential development patterns and average densities. Policy: Residential development patterns throughout the peninsula should reflect economical and efficient use of land and be especially mindful of the value of protecting renewable resource lands from premature conversion or land fragmentation. In particular, development patterns should be consistent with the need for a variety of housing types and lot sizes and consistent with existing average densities of development when in villages. It should also avoid conversion of prime and unique farmland and where non-prime land is not available, incorporate new homes as part of an open space zoning development. The "Village Sampler" development in Glen Arbor. The Leelanau General Plan - Functional View Land Use Page 12- 15 �r Action Statement: Action Statement: Action Statement: Local comprehensive plans and zoning ordinances should be updated to reflect the average densities proposed in this General Plan for the peninsula. Local units of government should apply the average densities proposed in this plan through appropriate refinement in local comprehensive plans, zoning and subdivision regulations that are particular to existing local and/or site specific conditions and which are sensitive to opportunities that will benefit all peninsula dwellers and/or visitors . Land Use Page 12- 16 Action Statement: Action Statement: Local governments throughout the county should be encouraged to adopt plans and regulations which discourage (or better, prohibit) strip commercial development and spot zoning practices. Model procedures to objectively review proposed development so as to identify and prevent strip and spot development should be developed and promoted by the county Planning Commission. Action The County Planning Commission, with the assistance of the local governments in the county, should establish model land development standards to achieve the average densities proposed in this plan. In particular, special attention should be given to establishment of zoning standards to continue traditional village development patterns when villages are enlarged or if new village settlements are created. Issue: Discourage the creation and/or expansion of strip commercial and residential development as well as spot zoning practices. Policy: Approval of isolated commercial developments is inconsistent with rural planning. Strip commercial and residential development should be discouraged through local land use plans and regulations that instead promote compact and cluster development patterns. Statement: Action Statement: Action Statement: Access control regulations in the Grand Traverse Bay Region Development Guidebook should be widely promoted by the County Planning Commission for use throughout the county as a tool to better control access in emerging commercial areas and prevent the spread of a strip commercial pattern. Existing commercial centers should be supported by flexible zoning practices that encourage flexibility and retention of existing businesses as well as adaptive reuse of existing buildings . New commercial development that cannot be accommodated in existing village centers should be encouraged by local zoning to locate in small commercial centers surrounded by residential areas rather than in The Leelanau General Plan - Functional View �strip malls or other forms of strip commercial development. prepare model site condominium, subdivision and lot split regulations and promote their uniform adoption throughout the county. Model regulations should consider the rural and village character of most of the county and not inappropriately incorporate urban standards except where development is urban (as in southeast Elmwood Township). Issue: Mix of residential types to ensure adequate affordable housing. Policy: Action Statement: Action Statement: In preparing plans and development regulations, local governments should provide for the growing housing needs of special populations (particularly young families and the elderly). Action Statement: The county should assist local governments in identifying the housing needs of special populations (such as the elderly, infirm, migrants, young families and low income families) and encourage the private sector to meet those needs. The county should identify alternative techniques {and where necessary, prepare model ordinan~es) for local initiatives to meet the needs for affordable housing in the county. Issue: Type, amount and location of commercial and industrial development. Policy: Issue: Negative impacts of land fragmentation and uncoordinated subdivision and site condominium regulation. Policy: Action Statement: Local governments should adopt and implement site condominium, subdivision and lot split regulations to prevent premature conversion of large parcels and to ensure adequate access. The county, in conjunction with local governments, should The Leelanau General Plan - Functional View A plat and condominium review committee should be established at the initiative of the county Planning Commission to review all plats and condominium projects proposed in the county. Representation of appropriate organizations should be provided for as illustrated by similar committees in Grand Traverse and Manistee Counties. Action Statement: New commercial and industrial development should occur only in planned locations with a "Class A" road (or equivalent) and other adequate public facilities and in the amount necessary to meet immediate as opposed to speculative population needs. Local comprehensive land use plans and zoning regulations should focus new commercial and industrial development in existing villages or existing commercial service centers except where careful planning has identified the need for and Land Use Page 12-17 �r services necessary for the average development densities established by the Leelanau General Plan and implemented by local plans and zoning regulations. public benefits of locating new commercial or industrial facilities elsewhere (see policies in Economic Development section). Action Statement: New resort development should be considered a commercial use of land that has impacts of greater than local concern. As such, approvals for new resort development should be reviewed and evaluated by adjoining local governments and county agencies prior to a decision by the local government having the development approval authority. Issue: Need to establish public service districts to guide future growth. Policy: Village, partial and rural service districts should be established for sewer, water, and roads to prevent sprawl and to economically provide only the Action Statement: Action Statement: Local comprehensive land use plans, local zoning regulations, and both local and county public facility decisions should reflect conformance with the village, partial, and rural service districts established in this Leelanau General Plan (see action statements which follow). Village service districts are established in this plan to identify the future extent of public services for new sewers, water, and roads within the next twenty years in those areas abutting existing villages in the • Strip commercial development along Traverse Hwy. (M-72) in southern Leelanau County. Land Use Page 12- 18 The Leelanau General Plan - Funcdonal View �county. An urban service area should be designated in that urban portion of southeast Elmwood Township abutting Traverse City. Action Statement: Action Statement: Special areas in the county, such as around an existing inland lake, that may benefit from some limited public service, such as a sewer system to solve a water quality problem, may be established as a partial services district. Such service areas should not be developed or designed so as to accommodate more intensive future development unless redesignated as a village service district. Where less capital intensive solutions are possible (such as a septic tank maintenance program) they should be used. The portion of the county not in an urban service district, a village .service district or a partial service district, should be in a rural service district. Public services to be available to properties in rural services districts during the next twenty years are not expected to be significantly different than they are in 1993. uses to m1rnm1ze the nuisanc,e impacts of one use upon the other. Action Statement: Action Statement: Action Statement: Policy: Local comprehensive land use plans and development regulations should include buffer standards between residential land uses and agricultural, commercial or industrial land The Leelanau General Plan - Functional View Educational materials should be developed and distributed to promote wide understanding and application of the buffer standards. The land developer should be asked to provide the buffer, not the adjoining farmer or other landowner. Issue: Private lands contiguous to Sleeping Bear Dunes National Lakeshore, the Leelanau State Park, and the Pere Marquette State Forest. Issue: Buffers between residential land uses and farms and between residential and commercial/industrial land uses. Policy: The county , with the assistance of local governments should establish appropriate buffer standards between land uses and promote common use of these standards throughout the peninsula. The Grand Traverse Bay Region Development Guidebook should be used as a basis for the creation of standards for landscaping, buffering , screening and separation distances between incompatible land use activities. Action Statement: Low density compatible uses should be encouraged by the creation of flexible zoning and incentive programs for private landowners who commit their land to uses which enhance the scenic resources and the public investment in parks. Create incentive which have the programs effect of land Use Page 12- 19 �r decreasing residential density on appropriate land adjacent to public parks. Acquisition of conservation easements could be used as the preferred method for preserving scenic land in private ownership near the parks. Action Statement: Local plans and zoning ordinances should recognize the importance of preserving scenic open space near parks. Local government units may create ordinances which encourage low density and/or clustered development and quality commercial development in villages adjacent to parks. Such zoning should be compatible with incentive programs to preserve land and should include site plan review provisions for new development near existing parks. Issue: Inland lake management. Policy: Action Statement: land Use Page 12-20 • Action Statement: Issue: Mineral extraction operations. Policy: Economically viable sand and gravel resources should be identified and protected from surface conversion to other uses prior to initiation of extraction activities. Extraction should always be based on an approved reclamation plan which focusses on the future land use after extraction activities are complete. Action Statement: Regulations to protect inland lakes from the effects of keyholing should be established and implemented. The county, in conjunction with local governments and lake associations should establish model keyhole regulations that recognize the unique characteristics of the lakes in the county and the benefits of uniform regulations when a lake is surrounded by more than one jurisdiction. Keyhole regulations should recognize the importance and legitimacy of public access to inland lakes and not work to thwart efforts to increase public access promoted by other policies in this plan. Different types of public access can be provided for (e.g., for recreation, or for fire trucks to draw water in an emergency}. Action Statement: Action Statement: T h e C o u n t y PI a n n i n g Department should identify and classify sand and gravel resources and the anticipated future demand for such resources. Local governments should include protection of priority sand and gravel resources in local comprehensive land use plans and zoning regulations. The county, in conjunction with local governments, should prepare model sand and gravel regulations which aim to protect the environment, and require reclamation for an approved future land use, prior to digging the first shovel into the ground. The Leelanau General Plan - Functional View �Action Statement: Action Statement: Local governments should adopt and implement model sand and gravel regulations. An education program for sand and gravel operators should be initiated to facilitate operator planning and reclamation management. Issue: Legal support for defense development regulations. Policy: of local Where local governments in the county have developed local regulations consistent with a model prepared and promoted by the county, the county should provide legal assistance in the defense of any legitimate challenge to those regulations. Action Statement: Action Statement: The county prosecutor's office (or other expert qualified legal counsel) should provide legal assistance in the development of any model ordinance language promoted by this plan. Any community facing a legal challenge to a regulation consistent with an approved model should be eligible to receive assistance from or through the county prosecutor's office in defense of its regulation or regulatory action. Issue: The implementation of land use plans and regulations is the responsibility of local commissions and boards, and these are subject to high turnover. Sleeping Bear Dunes National lakeshore headquarters in Empire . The Leelanau General Plan - Functional View land Use Page 12-21 �r Policy: Action Statement: I I Training programs which, a) outline the purpose and goals of the Leelanau General Plan, b) describe the responsibilities of local Commission and Board members and, c) provide case studies of various zoning issues that demonstrate the need for objectivity and consistency in decision making, should be conducted/coordinated periodically by the county. The County Planning Department should administer the creation and presentation of such training programs. A frequency for presentation should be determined through consultation with the local units of government. Issue: Adequate housing for all. Policy: The Leelanau Peninsula should contain an adequate distribution and mix of housing to enable each resident to secure safe, adequate housing at an affordable price. Action Statement: Action Statement: Sufficient residential units of the small lot, single family, detached, attached, or multifamily type should be developed so that the mix of housing units on the peninsula will facilitate provision of affordable units to all county residents. The c ount y an d Ioc aI government should support expansion of 1rnt1at1ves for congregate housing • A gravel extraction operation in Kasson Township . Land Use Page 12-22 The Leelanau General Plan - Functional View �recreational, child care and public safety elements in design. arrangements throughout the peninsula for elderly and other special needs populations. Action Statement: Action Statement: Action Statement: Zoning and other land use control regulations should be reviewed to assure opportunities to encourage additional affordable housing options through increased flexibility, especially where the need is the greatest. Research should be initiated for ways of reducing development costs for all housing, including affordable housing through a review of the development approval process, and development of regulation and code standards. Action Statement: Policy: Policy: Action Statement: Action Statement: Action Statement: Action Statement: a peninsula-wide Housing Task Force to coordinate housing development policy and programs. Investigate special populations and associated housing needs in the peninsula (e.g., handicapped, seniors, single parent households). Explore model local zoning approaches to permit accessory apartments and/or temporary accessory housing pursuant to adopted standards. Issue: Protection of solar and wind access rights and promotion of energy conserving technology. Issue: There is a lack of diversified, affordable housing in the peninsula preventing workers from living near where they work. . Develop Utilize U.S Housing and Urban Development, Michigan State Housing Authority and other related housing programs for technical and financial assistance. Action Statement: Develop strategies to promote energy conservation as a part of new land use and development activity. Develop a model ordinance ensures protection of solar wind access rights application in local site reviews. that and for plan Encourage use of energy saving technology in new construction and site design. Issue: Island development. Develop a housing rehabilitation program which includes a weatherproofing element. Develop affordable housing adjacent to commercial centers which also incorporate cultural, The Leelanau General Plan - Functional View Policy: Action Statement: A plan for island development and/or preservation should be prepared. A plan compatible with the General Plan policies and in Land Use Page 12-23 �l consideration of the issues addressed in the DNR's (proposed) Island Management Policy should be prepared for each of the islands that are a part of the county. 11 I Issue: Variety of land uses. Policy: land Use Page 12-24 The county should assist local governments in finding a proper place for each lawful land use. Action Statement: To prevent every community from attempting to provide a place for every lawful land use, and thus create a hodge-podge of uses, the County Planning Commission should periodically inventory local zoning ordinances and investigate land use needs to ensure that there is a place in the county for all lawful land uses, without encouraging unnecessary proliferation based on undocumented needs for certain land uses. The Leelanau General Plan - Functional View ��PART THREE: IMPLEMENTATION Part Three of the Leelanau General Plan presents the structure for and major efforts to be initiated to implement the Leelanau General Plan. It is divided into three chapters: Chapter 13: Local and Peninsula Land Use Issues Chapter 14: New Institutional Structure for Improved Land Use Decision Making Chapter 15: General Plan Implementation Water-related activities are popular in Leelanau County. The Leelanau General Plan - Implementation �Chapter 13 LOCAL AND PENINSULA LAND USE ISSUES INTRODUCTION for and managing change. This chapter advocates continuance of the traditional practice of most land use decisions being made at the local level of government, however, it also acknowledges the appropriate role of county policy makers in issues of greater than local concern. This chapter sets the stage for Chapter 14 which proposes a new institutional structure for land use decisions in Leelanau County. At the root of this collaborative approach is the recognition that all land use issues can be characterized as falling on a continuum representing the degree to which they have local and/or area-wide impacts associated with them. This continuum is represented below with issues of local concern on one end and issues of greater than local concern on the other. LOCAL AND PENINSULA LAND USE ISSUES As previous working papers (and chapters in this plan) have documented, the continuation of "business as usual" as it relates to land use decisions on the Leelanau Peninsula will result in continued environmental degradation, loss of rural character, higher public service costs and a future with far fewer choices available to our children and our children's children. There is a better way. It is built upon a common vision of the future, and consensus on a means for achieving that future. Fundamentally it relies on agreement between local and county policy makers as to respective roles and responsibilities in planning The current legal structure for land use decisions in Michigan places authority for most land use decisions with the local unit of government (if the local unit wishes to exercise this authority). This is usually exercised through local comprehensive (land use) plans and zoning regulations as authorized by several enabling statutes. In some areas, counties make these decisions if local governments choose not to exercise their authority, as with county zoning. Other land use decisions are made at the county or state level. Examples include decisions on prisons, landfills, and hazardous waste facilities. In some cases authority can be shared or transferred between state and county or local governments, as with the Figure 13-1 CONTINUUM OF INTERESTS Issues of Local Concern Issues of < The Leelanau General Plan - Implementation > Greater Than Local Concern Local and Peninsula Land Use Issues Page 13- 1 �administration of dune, high risk erosion, wetlands, or natural river-zoning provisions. In each of these examples, a separate state statute defines the respective procedures and responsibilities of the decision making entities. As a general principle, land use decisions should be made by the level of government closest to the people. As a general principle, land use decisions should continue to be made at the level of government closest to the people. This is in part because of the increased opportunity for input in the democratic processes associated with land use decisions and in part because of the far greater familiarity that local officials are likely to have with particular properties and land uses than government officials farther away. There are, however, there are at least three obvious instances in which this principle is not valid. The first and most obvious, is evident where exclusively local decisions prevent consideration of broader public concerns. This is most apparent in a situation where a community is attempting to be exclusionary, as in prohibiting the establishment of low cost housing (like a mobile home park} or is attempting to prevent the creation of a needed public facility like a prison or recycling station. Obviously, if every local government took the same position, affordable housing, prisons, or recycling stations would never be established anywhere. Second, this principle also fails where a local government does not have the fiscal, administrative, human, legal, and/or other necessary resources to adequately administer local regulations. Without trained personnel, and the fiscal resources to pay them, and to defend attacks on local regulations, then unequal treatment and inconsistent application of regulations will occur. This undermines the legal validity of local regulations and may Local and Peninsula land Use Issues Page 13-2 ultimately result in their being set aside by the courts. This will prevent achievement of the public policy objectives the regulations are intended to implement. A third problem is evident when seemingly innocuous individual land use decisions cumulatively add up to a very serious and negative result. A current example is the combined effect of the many new lots being established on 1-20 acres across the peninsula. Any one or two lots is neither a problem nor an issue. But the combined effect is resulting in significant loss of productive farm and forest land, of wildlife habitat, and of the natural rural character of the peninsula (see Working Papers #5 and #10). Thus, while most land use decisions are made, and should remain being made at the level of government closest to the people affected (city, village, or township), if efforts are not made to improve, enhance, and coordinate local land use decisions, the result will be continued loss of quality of life across the entire peninsula. This General Plan advocates an improved institutional relationship between the townships and villages and the county, as well as improved support services from the county to local governments, relating to planning and zoning programs. Chapter 14 describes this improved institutional relationship, and some of the proposed new services that should be initiated to implement the plan. These proposals were developed with broad public input via the General Plan Steering Committee and were first documented and presented in Working Paper #12. This General Plan advocates an improved institutional relationship between the townships and villages with the county, as well as improved support services from the county to local governments as relates to planning and zoning programs. The Leelanau General Plan • Implementation �It should be apparent that most of the proposed county level initiatives are related to dealing with issues of greater than local concern. This focus is taken in order to supplement and enhance local government capabilities to make the bulk of land use decisions (i.e. those which have purely local impacts), while also helping to ensure continuous coordination, communication, and cooperation with county policy makers on issues of greater than local concern. Success of this General Plan will be measured in terms of the degree to which future quality of life on the peninsula is at least retained, if not enhanced by instituting these measures. Chapter 1 5 presents a brief description of the key processes and priority initiatives that must be taken to successfully implement this plan. They largely fall within the authority or ability of the county to initiate. However, many will not be successful unless supported by and implemented with the support of the village and township officials in the county. This focus is taken in order to supplement and enhance local government capabilities to make the bulk of land use decisions (i.e. those which have purely local impacts), while also helping to ensure continuous coordination, communication and cooperation with county policy makers on issues of greater than local concern. --.........--, .......... A freighter seeks harbor in Suttons Bay. The Leelanau General Plan • Implementation Local and Peninsula Land Use Issues Page 13-3 �Sleeping Bear Dune a seen looking across Glen Lake. Local and Peninsula Land Use Issues Page 13-4 The Leelanau General Plan - Implementation �l Chapter 14 NEW INSTITUTIONAL STRUCTURE FOR IMPROVED LAND USE DECISION MAKING INTRODUCTION The formal start of the process to develop the Leelanau General Plan began with the distribution of a button to each of the 60 plus member Steering Committee. The button said "None of us is as smart as all of us". That theme has underlain the entire process of developing the Leelanau General Plan. Together, residents of Leelanau County have helped to develop this plan. They will need to work together to implement it. Intergovernmental communication, cooperation, and coordination will be instrumental in achieving success. respective roles and responsibilities of county and local governmental agencies. Following is a description of the institutional structure for implementing the Leelanau General Plan. The role of each of the major "players" is also described. This structure is reproduced from Chapter 6 of Working Paper #12. Mutual Respect and Mutual Support NEW INSTITUTIONAL STRUCTURE This new institutional structure grows out of the responsibilities imposed on the county and its local governmental bodies by existing state law and historical traditions. But to be successful, it will need mutual respect where their responsibilities overlap, and mutual support where they are separate. Fundamental to successfully working together in the implementation of the General Plan, is having a clear understanding of the Areas of overlapping responsibility include planning. The General Plan is peninsula-wide, more general and policy oriented, and focused Citizens attending B General Plan Steering Committee meeting listen to The Leelanau General Plan - Implementation B presentation. New Institutions/ Structure Page 14- 1 �..... on issues of greater than local concern. It has been reviewed by local planning commissions and local governing bodies, and approved by the County Planning Commission and County Board . As local plans are updated and adopted, they should be more specific with regard to land use, and focused on local concerns. The local governing body should be more involved with planning, as it also may approve the plan adopted by its planning commission. Local plans should be updated at least once every five years. Local plan compatibility with the Leelanau General Plan will continue as now to be the focus of the County Planning Commission, as required by Section 8 of the Township Planning Act (Act 168, P.A. 1959). This new institutional structure grows out of the responsibilities imposed on the county and its local governmental bodies by existing state law and historical traditions. But to be successful, it will need mutual respect where their responsibilities overlap, and mutual support where they are separate. The County Planning Department and Board of Commissioners will provide a variety of local support services to local government efforts to implement elements of the local plan that are compatible with the General Plan but will not oppose local planning and regulatory efforts compatible with the General Plan. Support services supplied by the county will include (but are not limited to) general data collection and management, GIS , technical assistance from the County Planning Department (and other county agencies), assistance securing grants, and appropriate assistance with financing plan updates, new infrastructure and public lands/facilities development. Likewise, local governments will support (or at least not oppose) County Planning Commission and County Board of Commissioners efforts to implement the General Plan. New Institutional Structure Page 14-2 Local Planning Commissions and Governing Bodies All of the traditional roles and responsibilities of local planning commissions and governing bodies remain (see sidebar on the next page). Local planning and zoning responsibility will continue to rest primarily upon local planning commissions (constituted as permitted under the appropriate planning enabling act). There will be stronger involvement by the governing body in preparation and maintenance of the local comprehensive (or master) plan as the governing body may also approve the plan following adoption by the local planning commission. There will be stronger involvement by the governing body in preparation and maintenance of the local comprehensive (or master} plan as the governing body may also approve the plan following adoption by the local planning commission. Local units of government will continue to be responsible for local planning, and the administration of zoning, subdivision regulations, decisions on local zoning requests, and the issue of local land use permits. They could however, if they so wish , share this administration with other local units of government, or contract to have it done by a private party, or even by the county. There will be stronger involvement of by the governing body in preparation and maintenance of the local comprehensive (or master) plan as the governing body may approve the plan following adoption by the local planning commission. All local zoning ordinances must be consistent with the local plan and should be updated at least once each 5 years. The Leelanau General Plan - Implementation �l LOCAL ROLES AND RESPONSIBILITIES FOR LOCAL .PLANNING 'COMMIS$lONS\AND tQCALG_OVERNING BODY .Local ·Planning ·Commissions Planning commissions in ,cities and vilJages in the county are organized .u nder the. Municipal Planning Act, PA .285 of 1931. Townshjp planning commissions are organize.g, :under PA tp:8 of 1959. sorrie oftheir pritjcjpal responsibilities incll.1~e: ··· •· ·· · · ,~i,<?se,1:, ,. Creatif19; a99p!!.P~ / clr)B)ffi~iq!ai.'}/pg comprehi3psive plan th:guidelutLir.Eflan~ change ,arid to•'· serve ,as:tlle Jegakbasjl, fqr the lo.cal zoni_Dg ordinance. ··.· · .·•.·.•.· .. • Creating, maintaining and administerirm responsibilities under the local zoning ordinance adopted pursuant to the City Village Zoning Act, PA 207 of 1921 or the Township Rural Zoning Act, PA 184 of 1943. '• uset · Advising the local governing body on proposed rezonings, text .amendments, plats, capital improvements and related planning or zoning decisions. • Educating citizens on benefits of planning. • Welcoming citizens and citizen comments on local plannipg anp zpnil)~ ,issues and . acting upon or referring those:Comments as appropriate. • the values • Working with property owners in order to try to achieve good development (or redevelopment). • Learning about and staying up to date on their responsibilities as planning comm1ss1oners and on various tools available in implementing local plans. Making recommendations on ·special projects or delegated re~ponsibjlities ,(e.g., • zoning ordinance enforcement). ·· ·· .. loqal ·Goverping) Body . -:· ...... ..·. The . . ,. locaL ::~ity or village ,'. COl,lf1Gmt•c10cf. \ faowns.t 1ipboard ;:o t trustees alsdhaVe il)edtic ·:: :·:::,~lanning : ·i'esponsibilitiek· :ifh~ie ,..... / include: ah#:: :zgnin'g ; :A ppdintrnent :. of qualified pefsons to.•~er.ve .. as rryembers of the planning commission and zoning board of appeals. • Adoption of ordinances recommendfiid by · the planning commission for implemerfratiorL of the comprehensive or master plan, jpcluding but not limited to a zoning ? ordinance and subdivision regulations; • Providing an adequate budget for the planning commission to carry oyt its responsibilities, including keeping the plan and zoning ordinance current, and receivihg proper training on their roles, responsioHities and new tools, and techniques for ., improving the community. • Providing adequate staff ahd ' financial resources (including setting fee levels) for enforcement ·of adopted regulations. • Conducting required public hearings prior to acting on zoning, subdivision or infrastructure development matters. • Receiving and acting on citizen input and complaints about planning and zoning issues and as appropriate referring matters to the planning commission for action. • Initiating amendments to ordinances as necessary and soliciting advice from the planning commission. ·>' and Considering to recommendations of the County Planning Commission and/or County Planning Department on planning and zoning issues. The Leelanau General Plan - Implementation ,. New Institutional Structure Page 14-3 �Local plans and zoning regulations (including those of villages which are not now statutorily required to be reviewed by the county) will be submitted to the County Planning Commission for review and comment prior to adoption (just as the proposed General Plan or any amendment will be submitted to local governments for review and comment prior to adoption). Local plans and development regulations will be recommended for approval by the County Planning Commission if they reflect the Leelanau General Plan. Subsequent zoning and subdivision regulations will be reviewed at both the local and county level for consistency with the local ordinance, the local plan, and compatibility with the Leelanau General Plan. with the planning commission in the preparation and/or updating of the local master plan and capital improvements program, as well as on development regulations. It may formally approve the local comprehensive (or master) plan following adoption by the planning commission. Local planning commissions, working in concert with their governing body, may participate in the preparation of (and thereafter annually update) a 6-year capital improvement program (CIP). County Planning Commission Local planning commissions, working in concert with their governing body, may participate in the preparation of (and thereafter annually update) a 6-year capital improvement program (CIP). The CIP will indicate the type and location of new capital improvements (new facilities, land, or major additions/changes to existing facilities). The CIP will indicate when the project will be initiated. the cost, method of financing and how long it will take to finish. This will be prepared consistent with guidelines created by the County Planning Commission. Once each local CIP is prepared, they could be compiled with the county CIP so that a peninsula-wide CIP can also be prepared. All projects will have to be compatible with both the local master plan and the Leelanau General Plan Once established, no new public facility may be established in a township or village that is not consistent with the approved CIP. This is a presently authorized but not utilized power of city, village, and township planning commissions. The County Board of Commissioners will amend the ordinance creating the county planning commission to include all the traditional responsibilities of a County Planning commission as well as some new duties (see sidebar). In reorganizing the County Planning Commission, the County Board of Commissioners will also delegate the authority permitted under Section 4a of the County Planning Act (MCL 125.104a). This section effectively permits the County Planning Commission to also function as a "regional" planning entity. The principal duties to be performed by the Planning Commission are listed below. All are authorized by the County Planning Act, PA 282 of 1945: 1 . Prepare and maintain the General Plan. 2. Review local plans and zoning regulations. 3. Guide public facility decisions. The local governing body will make a special effort to appoint qualified people to serve on the local planning commission and to provide adequate financial resources and professional services to the planning commission so that it can appropriately complete its responsibilities. It will also work New Institutional Structure Page 14-4 . 4. Coordinate planning and growth management activities with other public and private agencies (especially as relates to issues of greater than local concern). 5. Seek grants and other financial assistance. The Leelanau General Plan - Implementation �TRADITIONAL..RESPONSIBILITIE$ OFJH'ECOUNTY 'PLANNING COMMIS'SION The·• County Planning C}omrnissiori was cr·; ated :•• by the County Board df Supervisors •· on <= January 13, 1'970 pursu~l1t . . to · the ( requirements of the County ·p1ahning Act; PA / .282 of 1945, lnitiallyJt also had responsibility: under PA 183 of 1943 to prepare and implement a county zoning ordinance. This responsibility was suspended in December 1992 as ttle la.s t township in the county witho1,1t its own zoning ordinance adopteq an interim zoning ordinance ·• (Suttbhs ;:say Township). Currently, th~ County Planning Commission is responsible for: • Preparing and maintaining a plan for the development and/or protection of · the · peninsula. It will be responsible for · adopting the Leelanau General Plan. • =Revi~wing aric;I commenting on proposed new public facfiilties or improvements. · • iAssisting · :in the ·development <pf. rpgdel reguiatioris for ,use · by itie county or local ·.· governmeilts. ' ••···• • ;Educating· ·the • .general public about )the values and benefits of planning. • Welcoming citizen comments on local planning and zoning issues and acting upon / orreferring. .. those comments as appropriate . . • . .. • ~ Learning about and staying up to date .on the responsibilities of the Planr•"fing Commissioners and on various tools .< available in implementing.l ocal plans. - •• · Coordinatihg planning and associated > deve(op(T"lent regulations with other goverhrnehtaPunits ·and .p ublic agencie~. ' • Attempting to prevent ·. plar:)piQ9 apq,·;pning. incompatible •·• Making recommendations on proposed · township plans and/or rezoning. or text amendments. 6. Provide technical assistance. 1. Prepare and Maintain the General Plan 7. Support the development and maintenance of a data center in the County Planning Department (including GIS). The primary responsibility of the County Planning Commission will be the preparation and maintenance of a General Plan for the peninsula. The Plan will be annually reviewed and completely updated at least once each five years. This also requires the maintenance of background data and periodic updating of working papers and other reports on specific planning issues. The General Plan will serve as a guide for long-range development of local comprehensive plans with respect to the pattern and intensity of land use and the provision of public facilities, as well as for any long-range fiscal plans for such development. The General Plan will include recommendations for the most effective economic, social, and physical development of the county as well as provide the basis for future county facility plans. 8. Prepare and promote model ordinances. 9. Arrange and promote opportunities on planning management. educational and growth 1 O.Carry out specially delegated responsibilities of the County Board of Commissioners. Each of these duties is described in more detail in the following paragraphs. The Leelanau General Plan • Implementation New Institutional Structure Page 14-5 �'' I I '1 In formulating the General Plan, and amendment to it, or a supplementing sub-area or functional plan, the County Planning Commission, with the help of the professional planning services of the County Planning Department, will carry out necessary studies, investigations, and surveys relative to the economic, social and physical development of the county. The primary responsibility of the County Planning Commission will be the preparation and maintenance of a General Plan for the peninsula. Throughout, the General Plan will focus on issues of greater than local concern and appropriate mechanisms to deal with them. The General Plan will be comprised of at least the following components: • a policy plan which will include general policies and action statements in key functional areas. These will set forth the institutional arrangements and guidelines for making improvements in public facilities, transportation, land use, human services, natural resources and the environment, economic development, etc. (Separate functional or sub-area plans may be prepared and adopted as needed, or resources permit, to deal with special problems or opportunities. They may subsequently also be adopted as a part of the General Plan). • a generalized future land use plan • a transportation plan. 2. Review of Regulations Local Plan and Zoning The County Planning Commission will be directed to use the General Plan in its review New Institutional Structure Page 14-6 of local plans and zoning proposals (including new ordinances, amendments and rezonings). The County Planning Commission will also use the General Plan in the discharge of other statutory reviews such as proposed PA 11 6 enrollments. 3. Guide Facility Decisions The County Planning Commission will be directed to maintain a General Plan so that it may be used as a guide to city, village, township, and county facility decisions as well as joint county/local government investment decisions. This will be accomplished by participating in the initial preparation and annual maintenance of a peninsula-wide capital improvements program compiled from all proposed local and county public facility improvements. The Cl P will involve merging all local CIP's along with a strategy for pnont1zmg proposed projects along with definitive financing plans for the improvements to be constructed in the earlier years of the program for those county programs on the list. This activity will be performed by the County Planning Commission with assistance of the County Planning Department. The General Plan and capital improvements program will also serve as the framework around which private investment in the county may be organized. To this end, the county's current Capital Improvements Program/Budget Policy21 0 will be modified and enlarged (See Appendix C in Working Paper #12). Decisions on new county public facilities will be made by the County Board of Commissioners, but only after receiving a recommendation by the County Planning Commission as to consistency with the General Plan and the current capital improvements program. The County Planning Commission will annually prepare, through the County Planning Department, an "official map" of all proposed capital improvements in the county for the next 6 years. The Leelanau General Plan - Implementation �The County Planning Commission will annually prepare, through-the County Planning Department, and "official map" of all proposed capital improvements in the county for the next 6 years. This will be distributed to all public agencies in the county. Once the General Plan has been adopted and a certified copy of the plan is delivered to the County Board of Commissioners, then the statutory authority requiring County Planning Commission review and approval of public works proposals will be initiated. This will apply to the expenditure of funds by a county board, department or agency for acquisition of land, the erection of a structure or extension, correction or improvement of any physical facility, including roads or drains, until the County Planning Commission has reviewed the proposed location and extent of the project and reported back to the County Board and/or the department or agency submitting the proposal. If the project or proposal is consistent with the adopted capital improvements program and the General Plan, then it will be recommended for approval. 4. Coordinate Planning and Growth Management Activities with Other Public and Private Agencies The County Planning Commission will be charged with cooperating with all state, federal (including the National Park Service), and local governments and other public agencies (such as schools, Soil Conservation Service, etc.) as well as with the Grand Traverse Band of Ottawa and Chippewa Indians, in preparation of the General Plan and will seek coordination of their programs in the county. The General Plan will also serve as the basis for coordinating all related plans of the department or subdivisions of Leelanau County government. Coordination with local governments will be expansively interpreted to include issues of greater than local concern and not merely limited to border issues. The County Planning Commission will consult with adjacent counties to avoid conflicts with The Leelanau General Plan - Implementation overall plans. The County Planning Commission will be encouraged to coordinate planning efforts with private agencies as well, such as utility companies, chambers of commerce, etc. If supported by local governments in the county and by the County Board of Commissioners, the County Planning Commission may provide adjudication or mediation services on disputes related to land use and infrastructure issues covered by the General Plan. In so doing, the County Planning Commission may employ such experts as necessary to assist in accomplishing the task. Technical assistance will be initially targeted to local governments for efforts to update local plans and development regulations in a manner compatible with the General Plan. 5. Seek Grants and Other Financial Assistance In addition to the powers allowed by other provisions of the County Planning Act, the County Planning Commission with approval of the County Board may apply for, receive and accept grants from any governmental agency, or from the federal government, and agree to and comply with such terms and conditions as may be necessary, convenient or desirable. The County Planning Commission may do any and all things necessary or desirable to secure financial aid or cooperation of the federal government in carrying out the functions of the commission, when approved by a 2/3 vote of the County Board of Commissioners. 6. Provide Technical Assistance As a part of their coordination function, and in order to ensure implementation of the General Plan, the County Planning Commission will be authorized to assist in structuring technical assistance services to public agencies and citizens . These activities will be largely provided through the County Planning Department and will be dependent on budgeted New Institutional Structure Page 14-7 �funds and/or fee for service arrangements. Technical assistance will be initially targeted to local governments for efforts to update local plans and development regulations in a manner compatible with the General Plan. 7. Support the Development and Maintenance of a Data Center in the County Planning Department The Planning Commission will assist county government in providing policy assistance in the development of a data information center with the County Planning Department. This will be linked to the evolving Land Information System (LIS), and eventually to a more expansive geographic information system (GIS) for data collection, storage, maintenance, retrieval and mapping. Many other county departments will also need to play a role in continuing the development and maintenance of the LIS. It will be used by the commission in the discharge of its duties and by other governmental users and citizens. It will include a wide range of information on subjects including but not limited to population, land use , economic development and government finances. 8. Prepare and Promote Model Ordinances The County Planning Commission w ith staff support from the County Planning Department will also be charged with the responsibility to propose standards, criteria, and suggested model ordinances to regulate the use and development of land and water within the peninsula . These will be developed through subcommittees with input by interested and affected parties . The Planning Commission will use these to help encourage the development and implementation of uniform regulations throughout the peninsula. Initially the commission will be charged to promote the wide adoption of the development guidelines and sample ordinance regulations found in the Grand Traverse Bay Region Development Guidebook, which was completed in 1992. New Institutional Structure Page 14-8 The Guidebook was financially supported by Leelanau County as a part of the General Plan project and includes recommendations consistent with the General Plan. 9. Arrange and Promote Education Opportunities on Planning and Growth Management The County Planning Commission will be charged with the responsibility of ensuring that each of its members has basic and advanced training in the exercise of their responsibilities as County Planning Commissioners. Being aware of new planning approaches and implementation tools to address emerging problems and opportunities in the county will be of special interest. In fulfilling this responsibility, the County Planning Commission will be encouraged to promote and arrange, as feasible, convenient educational opportunities for planning commissioners, zoning board of appeals members and members of governing bodies in local units of government in the county. The County Planning Commission will be encouraged to conduct an annual day-long conference for local government officials on a variety of issues of contemporary interest in the county. A county chapter of the Michigan Society of Planning Officials may be created to help provide these services. The County Planning Commission will also provide summary and other educational materials for broad public distribution. These materials will focus on describing pertinent plans, planning concepts, regulations, and/or special programs in terms suitable for easy understanding by a wide audience . 10. Carry Out Specially Delegated Responsibilities of the County Board of Commissioners In addition to the above duties, the County Planning Commission will, from time to time, also undertake special studies, or advise on The Leelanau General Plan - Implementation �special issues assigned to them by the County Board of Commissioners. Staff support will be provided by the County Planning Department. Where this exceeds work planned in an annual work program, the County Planning Commission could expect that either other preapproved tasks will be foregone, or additional resources will be made available to complete the new task. In all dealings with the public and local government officials, the County Planning Commission will be expected to be open and receptive to input and seriously consider all relevant facts before rendering an opinion. All Planning Commission decisions will be expected to be in writing with supporting documentation. County Planning Commission will be expected to maintain (and update as necessary) rules of procedure (or bylaws) and use them as a guide to its conduct and procedure. member County Planning Commission to include representation on a geopolitical basis instead of an occupation or interest group basis. A mechanism will be established for input by citizens and local government officials as to nominations of candidates to the County Board for consideration prior to any appointments. Representatives will be drawn from each of the eleven townships and will be appointed on the basis that they will represent not only general peninsula wide i terests, but also specific interests in their township. Representatives from Empire, Leelanau and Suttons Bay Townships will also represent their respective villages. The Elmwood Township representative will also serve as a The County Planning Commission will also be charged with the responsibility to propose standards, criteria, and suggested model ordinances to regulate the use and development of land and water within the peninsula. A report of Planning Commission activities accompanied by a work program and budget for the next year will be annually prepared. it will be distributed for review, comment and refinement to each local government and other public agencies in the county prior to submittal to the County Board of Commissioners. A report of Planning Commission activities accompanied by a work program and budget for the next year will be annually prepared. County Planning Commission Structure The County Board of Commissioners will modify the ordinance establishing the 11- The Leelanau General Plan - Implementation Daffodils are plentiful in Leelanau County during the spring months. New Institutional Structure Page 14-9 �..... delegate from the City of Traverse City. The Suttons Bay Township representative will also serve as a delegate of the Grand Traverse Band of Ottawa and Chippewa Indians. Since the total membership is eleven, no change in the County Planning Act, PA 282 of 1945 is necessary. (However, if the County Planning Act were changed to so permit, the following size and organization structure of the County Planning Commission will be reorganized to include representatives from each of the sixteen local governments within the county; one representative for each of the eleven townships; one representative from each of the three villages; one representative from the City of Traverse City; and one representative from the Grand Traverse Band of Ottawa and Chippewa Indians). • The Drain Commissioner or his/her designee • The County Sanitarian or his/her designee • At least three citizens at large In addition, the County Planning Commission will organize standing subcommittees composed of individuals qualified by experience, training, or interest to assist in the consideration and solution of problems of greater than local concern. Floating membership of each subcommittee will consist of the following, depending on the location of the issue being considered: • The chairperson or official designee of the municipal planning commission(s) affected by the issue at hand. • The chief executive officer or official designee of the municipality affected by the issue at hand. • The chairperson or official designee of the administrative agency(ies) having jurisdiction over affected municipal water supply systems (if any). • The chairperson or official designee of the administrative agency(ies) having jurisdiction over affected municipal sanitary sewer systems (if any). Standing Subcommittees In order to broaden input in consideration of key issues of greater than local concern, the County Planning Commission with support of the County Board of Commissioners, shall establish standing subcommittees to advise it. The specific issues to be brought before subcommittees need to be defined once the County Planning Commission is reconstituted. They should include consideration of those issues listed in Chapter Two and others as pertinent. The standing subcommittees shall be composed of individuals qualified by experience, training, or interests to assist in the consideration and solution of problems of greater than local concern. Standing membership of each committee will include: • The chairperson or official designee of the County Planning Commission • The chairperson of the County Board of Commissioners • The chairperson or official designee of the Road Commission New Institutional Structure Page 14- 10 Ex-officio membership on each subcommittee will be offered to the following: • The designee of all public utilities servicing Leelanau County. • The designee of the Michigan Department of Natural Resources. • The designee of the Michigan Department of Transportation. • The designee of the National Park Service. The Leelanau General Plan - Implementation �• The designee of the Grand Traverse Band of the Ottawa and Chippewa Indians. As deemed appropriate by the County Planning Commission , such other persons could also be appointed . Such appointments will be based on the specific issue and unique geographic considerations. In making such appointments, the Planning Commission will need to keep in mind the desire to keep the subcommittee small enough to be functional and oriented to its principal purpose which is looking out for the best interests of the whole peninsula on issues of greater than local concern (and not merely looking out for the interests of those who may live in the immediate area). One person could serve in more than one capacity on any established subcommittee. The subcommittee will be charged with advising the Planning Commission (before it acts) on any issue of greater than local concern as so assigned by the Planning Commission. Staff of the County Planning Department will assist the subcommittee within the parameters of the task assigned by the Planning Commission and within the time and other resources available . The County Planning Commission, through its Rules of Procedure (or bylaws), will establish a mechanism for creating and convening any subcommittee, as well as establish what issues qualify as an issue of greater than local concern. The County Planning Commission may not create or convene a subcommittee to advise on a routine matter, such as a township rezoning proposal, unless the issue in question is a bona fide issue of greater than local concern requiring broader input prior to making a decision. The subcommittee process is proposed not to lengthen any review process, or otherwise delay making a decision, but rather to permit broader consideration and input on key issues of peninsula-wide significance and/or long term impact. All subcommittee action must be completed within the time frame assigned by The Leelanau General Plan · Implementation the County Planning Commission and/or established by a statutory or other applicable review procedure. The subcommittee process is proposed not to lengthen any review process, or otherwise delay making a decision, but rather to permit broader consideration and input on key issues ofpeninsula-wide significance and/or long term impact. County Planning Department Role The principal responsibilities of the County Planning Department will include those listed below . However, none of the current responsibilities listed in the sidebar are proposed to be dropped even if not mentioned below: 1 . providing staff assistance to the County Planning Commission. 2 . providing staff assistance to the County Board of Commissioners, and other county agencies. 3. providing technical assistance services to local governments. 4. continued development and maintenance of a data center (including GIS). 5. representing committees . the county on various 1. Providing Staff Assistance to the County Planning Commission. The County Planning Department will continue to provide the principal staff assistance to the County Planning Commission in the discharge of each of the ten major duties described above. 2. Providing Staff Assistance to the County Board and other County Agencies The County Planning Department will also New Institutional Structure Page 14-11 �TYPICAL DUTIES OF THE LEELANAU COUNTY PLANNING DEPARTMENT The County Planning Department provides a variety of technical support functions to: • The County Board of Commissioners; • The County Planning Commission; • As necessary, special boards and commissions of the county. • Local units of government. Specific responsibilities include: • Representing the county in peninsula-wide committees, task forces and special groups. • Providing county representation in regional planning and economic development groups. • Responding to data requests from citizens, outside interests, local units and county entities. • Maintaining peninsula-wide socio-economic, census and environmental data bases, and a computerized mapping system. • Providing technical and administrative support for the County Solid Waste Plan implementation efforts. • Spearheading special studies, projects and reports for the county board and/or other entities as assigned. • Assisting with the creation and updating of land use plans and zoning ordinances of local units of government and transmitting analysis on these to the County Planning Commission. • Monitoring contemporary planning and land use issues and proposing regulations and land use plan text amendments based on updated knowledge. • Conducting background studies and making recommendations for a variety of planning needs in the county. • Conducting and participating in education seminars, meetings and other community outreach efforts to both educate the public and strengthen planning staff skills. • Monitoring state and federal policies and programs that influence county planning efforts. • Budgeting and other administrative functions for the Planning Department. New Institutional Structure Page 14·12 The Leelanau General Plan - Implementation �continue to provide staff assistance to the County Board of Commissioners and other county department as directed or requested (and as financial and personnel resources permit). 3. Provision of Technical Assistance Services to Local Governments In addition, it will provide expanded technical assistance services to local governmental units in support of actions to implement the Leelanau General Plan. The County Planning Department will be permitted to offer these services on a fee or other basis pursuant to guidelines proposed by the County Planning Commission and approved by the County Board of Commissioners. 4. Development and Maintenance of a Data Center A special responsibility of the County Planning Department in conjunction with other county departments, will be the continued development and maintenance of the Leelanau Land Information System and its eventual expansion to a fuller geographic information system. A wide range of local, county, state and federal data sets will be gathered and maintained. A special focus of data analysis activities will be monitoring land use change and related change indicators (see Working Paper #5) to provide an "early warning system" on variables indicating trends that are in conflict with adopted General Plan policy, or which suggest a need to change policy in the plan. In addition, a multi-year plan for the data center will be developed and annually updated, along with the necessary protocols and referencing mechanisms to ensure proper maintenance of the data and other library materials in the data center. A special effort will be made to stay abreast of contemporary planning tools and techniques and related research efforts and to acquire, as useful, such information for the department's library as will be helpful. The LeelBnBu General Plan - Implementation 5. Represent the Committees County on Various The County Planning Department will continue to represent the county on various committees (both inside and outside of the county). It will also provide staff support to ongoing County Planning committees related to solid waste and economic development. County Board of Commissioners Role As relates to planning and efforts to better guide growth on the peninsula, the primary responsibilities of the County Board of Commissioners include: 1. initially reconstituting the County Planning Commission. 2. appointing qualified members of the County Planning Commission. 3. maintaining a qualified professional planning director and planning staff. 4. providing adequate financial support to the County Planning Commission and County Planning Department. 5. making decisions on county initiated or financed facilities and infrastructure. 6. helping with local government compatible with the General Plan. efforts 7. approving the Leelanau General Plan. Each of these responsibilities is described in more detail below. 1. Reconstitute Commission the County Planning The first responsibility of the County Board of Commissioners in the implementation of this plan is to reconstitute the County Planning Commission. This requires amending the ordinance creating the original Planning New lnstitutionBI Structure PBge 14- 13 �and 4. Provide Adequate Financial Support to the County Planning Commission and County Planning Department 2. Appoint Qualified Members of the County Planning Commission As critical as maintaining trained and experienced staff is, the maintenance of an adequate budget to support the activities of the County Planning Commission and County planning Department in support of the General Plan and technical assistance services is as critical. The annual report and work program will be used to identify the necessary funding requirements. Opportunities will continue to open to provide maps, and other services on a fee basis. These should be explores as supplemental revenue resources, but not at the exclusion of completing other required responsibilities. Commission to include the duties responsibilities described above. With the more expansive responsibilities of the County Planning Commission described above, and the completion of a new General Plan, it will be very important to ensure that as new Planning Commissioners are appointed, that persons capable of representing both peninsula-wide interests and their own jurisdiction be appointed. This could be phased in as sitting commissioner terms expire. A mechanism for local input by citizens and local government officials in each jurisdiction will be established to generate a list of qualified candidates prior to making any appointments. 3. Maintain a Qualified Professional Planning Director and Planning Staff The policies and action statements of the Leelanau General Plan and the maintenance of the Leelanau Land Information System and related data center will require the continued employment of a qualified professional planning director and additional planning staff. A job description for the director requiring, at a minimum, a degree in urban or regional planning or a closely related field, and certification as a professional community planner (Michigan) or via the American Institute of Certified Planners (AICP), or at least 5 years of professional experience as a planning director in an agency with comparable services will be maintained. This will help ensure the continued high quality professional service the county has grown to enjoy from its Planning Department. In addition, as County Planning Department staff responsibilities grow, so must the staff resources to meet those needs. New Institutional Structure Page 14-14 5. Making Decisions on County Initiated or Financed Infrastructure With the adoption of the Leelanau General Plan, and the revision of the current annual capital improvements programming process to include local projects (see Appendix C of Working Paper #12), it will be possible to make better informed decisions on future public facility and infrastructure issues. These decisions will be based on input from the County Planning Department, the County Planning Commission and the general public following new procedures yet to be established. 6. Help With Local Government Compatible with the General Plan Efforts A program of local financial support, and inkind professional services to local governments who desire to modify/update local plans or development regulations to be compatible with the Leelanau General Plan will be initiated. Professional services, maps and data from the County Planning Department should go a long way to helping local governments do the best possible job wii:h local planning and zoning programs. This type of incentive (or even better, local financial support) will probably do The Leelanau General Plan • Implementation �1 more to speed plan implementation than any other single action. 7. Approve the Leelanau General Plan Following adoption of the Leelanau General Plan by the County Planning Commission, it will be important for the County Board of Commissioners to formally approve the Leelanau General Plan, and thereafter approve any amendments to it. No other action will more graphically demonstrate continued county board support for this important growth management tool. Role of Other Governmental Agencies A special effort will be made by the County Board of Commissioners, County Planning Commission and County Planning Department to establish formal, regular communication with the County Road Commission, County Drain Commission and Health Department in the pursuit of mutual objectives under this plan. Cooperation and coordination of efforts related to the provision of public services and facilities, particularly as to their potential for growth inducing impacts is critical to successful implementation of the Leelanau General Plan. All new public facilities proposed by these agencies will be included in the annual county CIP according to procedures adopted by the County Board of Commissioners. Relationship with Citizens and the General Public Ultimately all public services are established and maintained for the benefit of the present and future citizens and visitors of the county. As this new institutional structure is refined and implemented, it is important that existing opportunities for public input and assistance not be reduced, and that as feasible, they be expanded to include people not presently represented. Opportunities will include not only those required by law at public hearing, but also other less formal opportunities as resources become available or the need becomes more apparent. The role of the citizen has been instrumental in providing guidance in the development of this General Plan. It is intended that the citizen continue to have ready access to the planning process and information and policies developed as a result of it. The County Planning Department will be responsible for establishing and maintaining, as necessary, liaison with state and federal agencies whose decisions could impact on the successful implementation of the Leelanau General Plan. In particular, the Michigan Department of Natural Resources and National Park Service will be singled out to establish and maintain regular communication, cooperation and coordination. Ducks enjoy a wintery swim in the Leland River. The Leelanau Genernl Plan - Implementation New Institutional Structure Page 14-15 �1 Chapter 15 GENERAL PLAN IMPLEMENTATION INTRODUCTION Achievement of the principal goal of this General Plan (see page vi) requires the creation of an effective program of coordinated local and county efforts. The principal institutional components of this program were presented in Chapter 14. This chapter describes the general process to be followed. Key priorities for inclusion in short range action programs and budgets are also identified. A more detailed process for implementation will need to be developed after adoption of the General Plan for annually updated work programs tied to local and county budgets. As important a benchmark as this plan represents, the initiatives proposed in this General Plan will not implement themselves. As important a benchmark as this plan represents, the initiatives proposed in this General Plan will not implement themselves. It will take the concerted efforts of citizens, elected officials, local and county planners, and other administrative officials to bring this plan from concept into reality. It will take continued support and commitment for many years. However, the goals of this plan and the actions proposed to implement it offer the promise of a much better future than that likely to occur if existing trends continue unabated. The central ingredients to successful implementation will be commitment by citizens , by the County Board of Commissioners, and by support from local units of government. Benefits to all groups will be most visible in terms of lower infrastructure and maintenance costs for public facilities and retention of the rural character of the landscape (so cherished by residents and visitors). Many indirect benefits will also occur . The Leelanau General Plan - Implementation For example, local plans and development regulations will be easier and less costly to prepare and maintain because the information in the Planning Department's "county data center" can easily be updated and displayed on maps from the Land Information System. In working in partnership with the county in a manner compatible with this plan, local governments will be able to justifiably provide for a narrower range of land uses in their plans and zoning regulations. This could eliminate the continued scattering of commercial and industrial uses in inappropriate locations while improving the success of businesses established in appropriate locations. These and many other benefits previously identified will result from implementation of this General Plan . The central ingredients to successful plan implementation will be commitment by the County Board of Commissioners and support from local units of government. As this General Plan explains, county concerns related to growth and development issues are most significant on issues of greater than local concern. Such issues, while numerous, do not include the full range of land use issues that must be addressed by local communities, but they do overlap on certain issues. This should not be viewed as negative, or an obstacle to progress, but rather as an opportunity to insure that both local and peninsula-wide issues are adequately addressed before making decisions on issues of greater than local concern. All citizens will benefit, and future debacles over such issues as siting of golf courses and/or radio towers in sensitive natural resource areas could be avoided. General Plan Implementation Page 15-1 �'' Process Leading to Plan Implementation official action. Resolutions options will be presented: There are three basic steps that need to be addressed in implementing this General Plan. They are : 1. "Yes, we have participated in the planning process, we believe the result is sound and we support adoption of the Leelanau General Plan as the new county plan. " • Plan adoption process. • Establishment of priorities for strategic initiatives. • Establishment of a process for updating the plan. Plan Adoption Process The plan proposes adoption by the County Planning Commission, approval by the County Board of Commissioners. This general process will begin with submittal of the draft plan to the General Plan Steering Committee for their input to the County Planning Commission. Announcement of the availability of the draft plan for review by citizens and various organizations will also be initiated. Citizen forums could be offered in different locations across the county for public comment . Refinement of plan contents is expected as a result of this review. The County Planning Commission next needs to conduct (a) public hearing(s). Additional refinements may occur as a result of this process and prior to adoption. At the same time t he draft plan is distributed to the General Plan Steering Committee , it will be submitted for review by the County Board of Commissioners. Any suggestions for revisions will be forwarded to the County Planning Commission. Then, following adoption of the General Plan by the County Planning Commission, it will be formally submitted to the County Board of Commissioners for approval offering three 2. All of the above, plus acknowledgment that the local government " .. . wishes to use the Leelanau General Plan as the overall framework within which we will conduct any future local planning that we choose to undertake" . 3. "Yes we have participated in the process, but we disagree with the results and we want to go on our own." Communities that subsequently adopt plans compatible with the General Plan, would be eligible to have the County Planning Commission accept the local plan as a formal part of the Leelanau General Plan. If the plan does reflect the input to date, and if the local representatives on the General Plan Steering Committee have performed their responsibilities, then presumably local governments in the county will select option 2. Communities that subsequently adopt plans compatible with the General Plan, would be eligible to have the County Planning Commission accept the local plan as a formal part of the Leelanau General Plan . Following plan adoption, all twelve working papers leading up to the draft General Plan will have known errors and omissions corrected and copies printed (moving them from draft to final status). Similarly, all related maps will be finalized and reproduced. Final edits to the plan will also be prepared and it and a "poster plan " summarizing its key contents will be printed . The plan will also be submitted to each local governmental unit in the county for General Plan Implementation Page 15-2 The Leelanau General Plan - Implementation �l Establishment of Priorities for Strategic Initiatives Following plan adoption, the next major process will be to establish the key strategic initiatives to be immediately undertaken, and others to be included in the next round of annual work programs and budgets. This process needs to extend beyond the County Planning Department/County Planning Commission budget to include all county departments, being replicated wherever feasible, in the planning and budgeting processes of other governmental units (such as townships and villages) and of nonprofit organizations (such as area chambers of commerce, land trusts, etc.) which have key roles in plan implementation (see especially the action statements in Part Two). • Those action statements having an assigned responsibility to a particular group are of the highest priority. • A lower priority level exists when the responsibility is implied, as when the term "the economic development leadership shall. .. " is used, or when an indefinite assignment is made such as "the county will ... ". • No immediate priority is implied when no organization or individual is listed as responsible for the action. That leaves these action statements as targets until an organization steps forward to take responsibility for implementation, and/or adequate county resources become available. Mechanism for Updating the General Plan It is also very important that these annual priority and budget sessions be institutionalized and adhered to. An annual report on actions taken to implement the plan should be made to the County Board of Commissioners, along with adoption of any necessary amendments by the County Planning Commission. Periodically, and at least once each five years, the General Plan should be thoroughly reviewed and updated. Key Priorities The most important priorities identified in this should be included, wherever feasible, in work programs and budgets by the appropriate organization(s) . This list should be annually updated and supplemented. A host of worthy project and program 1nit1at1ves to help implement this plan are included in Part Two. A Steering Committee member has suggested that action statements in Part Two be considered as priorities based on the following considerations: The Leelanau General Plan · Implementation An annual report on actions taken to implement the plan should be made to the County Board of Commissioners, along with adoption of any necessary amendments by the County Planning Commission. Notwithstanding the important contribution that action statements in Part Two can play in the eventual implementation of the plan, the following actions are the top priorities which require immediate action. Some of these priorities are derived from action statements in Part Two; others are from Part One . As the following priorities are completed, new priorities can be added via the annual updating process. Most of the proposals for plan implementation are actions that can be taken now under existing state laws if local and county governments will agree and commit to action. However, the few actions which will require legislative authorization (such as for transfer of development rights) are so important, that significant energy will be needed to help achieve enactment of these new tools by working in concert with other local governments across the state. General Plan Implementation Page 15-3 �The top priority actions that should be quickly initiated include (in no particular order): • Reconstitution Commission. • Creation of the ad hoc advisory committee process (described in Chapter 1 5) to advise the County Planning Commission on how to deal with issues of greater than local concern. This may involve development of dispute resolution processes to help resolve divisive growth related controversies. • • • of the County • Planning Initiation of a county capital improvement programming process (CIP) that is tied to the budget process. Once in place among all county agencies and commissions, it should be extended peninsula-wide to include CIP's prepared independently by local units of government. Once the first, six-year CIP is complete, the Planning Department should prepare an "official map" showing the location of all county and local capital improvements planned in the county. Continued development of the "county data center" within the County Planning Department. This center would serve information needs of county agencies as well as local governments, civic and citizen organizations. It should continue to be upgraded to full geographic information system (GIS) status and be supplemented with more advanced equipment and software to meet growing demands for information management and sophisticated communication opportunities. Expansion of technical assistance services of the planning department to meet growing needs by county agencies, local governments, businesses, and citizens in the county. A special emphasis of expanded services should include priority service to communities acting in partnership with the county in implementation of the General Plan. General Plan Implementation Page 15-4 • To the extent necessary, the county should develop explicit incentive programs for local governments to fully participate in General Plan implementation. These programs, delivered by the Planning Department, could include, but are not necessarily limited to: • provision of information and maps (especially a basic map set for planning to each township and village on the peninsula). • technical assistance in updating plans and regulations. • prov1s1on of training for planning commissioners, zoning board of appeals members, elected officials and zoning administrators (via LSPO, see below). • provision of model plans and ordinances compatible with the General Plan, especially. • a model structure comprehensive plans. • model ordinances to promote open space protection (rural clustering) and to reduce premature land fragmentation (land division and subdivision regulations). • impact assessment checklists. • provision of financial assistance in local plan updates (as resources permit) subject to a suitable contract between the County Board of Commissioners and the local unit of government. for local Continued support for new legislation to provide new tools to better guide growth and manage change. This includes but is not limited to legislation: • proposed by the Intergovernmental Growth Management Consortium to authorize: transfer of development rights (also see below), purchase of The Leelanau General Plan - Implementation �development rights, development agreements, concurrency, official maps, urban and general services districts, new ways to levy special assessments, and new ways to deal with the interjurisdictional impacts of large scale developments . • • to authorize changes to the County Planning Act to permit expanded membership on the County Planning Commission . Refinement of a peninsula-wide transfer of development rights (TOR) program. The significant equity issues associated with land use restrictions on large landowners without corresponding mechanisms permitting them to capture development value (without actually developing the land) require that the effort to generally get passage of TOR legislation be pursued vigorously. • Organization and support for a county chapter of the Michigan Society of Planning Officials (possibly to be called the Leelanau Society of Planning Officials - LSPO). Such an organization would work with the County Planning Commission and receive support from the County Planning Department in development and implementation of periodic education programs for planning commissioners, elected officials and citizens on a wide variety of planning, economic development, and regulatory issues. • Development of an official county newsletter with information on projects and related efforts in planning. • Development and passage of a new ordinance to require septic systems to be inspected at the point of sale of the property on which they are located . If substandard, to require their being brought up to code prior to the closing . • Assistance to villages and townships in The Leelanau General Plan - Implementation local plan and regulatory changes to better accommodate affordable quality housing needs. This General Plan represents thousands of hours of input by hundreds of citizens in Leelanau County over the past three years. The circumstances it is intended to address did not occur overnight and they will not be resolved overnight. Concluding Thought This General Plan represents thousands of hours of input by hundreds of citizens in Leelanau County over the past three years . The circumstances it is intended to address did not occur overnight and they will not be resolved overnight. Yet it sets forth an alternative option to the future that will be created if existing trends continue (see Working Paper #5). Existing trends are fueled to a very great extent by existing plans, regulations and institutional relationships. To create a future different from existing trends, current plans , policies, regulations and institutional relationships must also be changed. This General Plan proposes an alternative structure based on considerable input and thoughtful consideration by Leelanau County citizens . It offers an opportunity for citizens to choose a different future with a mechanism to put that choice into place. General Plan Implementation Page 15-5 �I �Appendix A MEMORANDUM OF UNDERSTANDING Concerning the Development of a County-wide Growth Management Plan for Leelanau County BACKGROUND A COUNTY-WIDE GROWTH MANAGEMENT PLAN is a document prepared following extensive study by many individuals and advisory committees representing all communities in the County (whose work will result in separate working papers) which sets forth the following: • Those elements of the built and natural environment which are systemic and interjurisdictional in nature, and without the wise management of which persons presently living and those yet unborn are less likely to enjoy a quality of life at least as good as that enjoyed by those families and individuals presently living in the County. • An action program for public and private efforts to guide future growth so that an adequate balance between necessary sustainable development and environmental protection is achieved. • A practical, workable program for local control of land development decisions which is consistent with the county-wide growth management plan, which recognizes the unique perspective and responsibilities of each local government, and which ensures that matters with impacts beyond the jurisdiction of the community in question are examined to the mutual satisfaction of all affected communities before final decisions are made. • A mutually agreed-upon approach for guiding the rate, timing and location of new development into areas of the County that can efficiently provide necessary services in a manner harmonious with that natural character of the area without unnecessary expenditures of public tax dollars or corresponding loss of constitutionally protected private property rights. FULLY PARTICIPATE IN means that a community within the County will appoint representative(s) to the advisory committees and steering committee as requested, and that said representative(s) will make every effort to both attend and inform the governing body and planning commission in a timely manner of all activities, issues and actions taken or pending in the development of a county-wide growth management plan. BASIC PARTICIPATION Basic participation in the growth management planning process shall be made available, without a cash contribution required, to the local government whose legislative body has indicated their desire and intent to fully participate in development of a county-wide growth management plan by approving this document. The specific terms and conditions of basic participation in the growth management planning process including all mutual understandings of the County and the City of Traverse City are as follows: The Leelanau General Plan Appendix A Page A - 1 �(NAME OF COMMUNITY) RESPONSIBILITIES The (Name of Community) agrees: • To fully participate in the process including appointment of representatives to the Growth Management Plan Advisory Committees including: 1) one (Name of Community) elected official, 2) one (Name of Community) Planning Commission member, 3) one citizens at large. • To communicate all suggestions, ideas, concerns, problems, etc. to the County Board of Commissioners via the designated participation mechanisms. • To fully participate in the various forums, seminars, workshops and other meetings scheduled as part of the growth management process. • To accept, review and discuss, and respond to all reports, working papers, documents etc. produced as part of the growth management process. • Provide without cost (except for recovery of actual materials and copying costs) all data, reports and other information available to the (Name of Community) which may be relevant and useful in the process. COUNTY RESPONSIBILITIES The county will: • Coordinate and pay the costs of preparation of a County-wide Growth Management Plan. • Conduct basic planning research (data collection, etc) • Preparation of a computerized base map (tax parcel map) • Prepare analytical/decision maps • Demographic/economic studies • Public facility inventories • Natural resource/environmental inventories • Other planning analyses/reports as it deems to be needed • Undertake analysis of planning data and preparation of various planning reports as required • Make available, without cost (except for recovery of actual materials and copying costs), various maps, the inventories, planning reports and other documents produced. Appendix A Page A -2 The Leelanau General Plan �I GENERAL PROVISIONS The parties hereto mutually recognize that the participation in the growth management planning process conveys no authority to the county to supervise or otherwise direct or interfere in the (Name of Community) planning and implementation activities over and above the provisions of current state law. Similarly, the parties recognize that initiatives/resources referred to in this document are exclusively focused on the growth management planning project and that mutual participation in the process creates no new obligations with respect to mutual assistance in implementing the (Name of Community) current planning programs or land use regulations. Further, it conveys no authority for local jurisdictions to direct the work of county planning department personnel or to secure materials from the county planning department on other than a materials/copying cost reimbursement basis. It is further mutually recognized that the commitments made herein are primarily focused on intergovernmental cooperation during the preparation of a county-wide growth management plan and that the (Name of Community) expressly reserves its right to sever further participation in the county-wide growth management process at the completion of the county-wide Growth Management Plan. GENERAL UNDERSTANDINGS We hereby acknowledge the culmination of a significant endeavor to define the responsibilities and coordinate the efforts of the citizens of Leelanau County; along with all units of government; whether of township, village, city or county origin to create an economically, socially and environmentally sound future for Leelanau County. Our further intention is to nurture the working relationship among all groups so as to establish an equitable and successful ongoing method of managing county growth for the benefit of both current and future generations. We further acknowledge that in order for this to be successful, it is essential for all individuals and/or units of government to realize that the process is being structured by human beings and consequently will be neither perfect in form nor a panacea. Our single most important purpose is to continue to maintain our quality of life to insure that our communities and countryside are passed onto our children in as good or better a condition as we received it from those who came before us. We further acknowledge that a high level of open, honest and frequent communication between all involved parties is of paramount importance to the success of this endeavor. We also realize that this communication will not come to fruition unless we accept the premise that accurate information and ideas should change hands freely. We are fully committed to participation in the county-wide growth management planning process during preparation of the Growth Management Plan. The Leelanau General Plan Appendix A Page A-3 �The undersigned accept this Memorandum of Understanding and support its success for the betterment of our community. To signify their mutual acceptance of the statements of intent and understandings set out in this document and to demonstrate their support for a county-wide intergovernmental approach to management of growth and planning for the future, the undersigned agreed to this document from January through March, 1991: Village of Empire Village of Northport Village of Suttons Bay City of Traverse City Bingham Township Centerville Township Cleveland Township Appendix A Page A-4 Elmwood Township Empire Township Glen Arbor Township Kasson Township Leelanau Township Leland Township Solon Township Suttons Bay Township The leeiBnau Gener8! Plan �1 Appendix B HISTORY OF THE GENERAL PLAN PLANNING PROCESS INTRODUCTION In June, 1989 Leelanau County officially began a project ultimately designed to revise its outdated Comprehensive Development Plan. County officials agree the Plan currently in effect, adopted in 1975, does not provide adequate guidance for today's decisions. During the past several years development-related controversies have flared in virtually all areas of the County. County officials and an increasing number of permanent and seasonal residents believe those controversies are due, in part, to the lack of an overall "plan" or system for dealing with the management of the growth that is occurring. The county's popularity and desirable location are contributing to the problem. Increasing population and inadequately directed growth have great potential to exert significant pressure on the "quality of life" which has historically been Leelanau County's hallmark. OPPORTUNITY FOR CREATIVE PLANNING When considering this essential planning project, County leaders saw an opportunity to approach comprehensive planning in a unique way. The traditional approach to community planning assumes an internal effort by the responsible governing agency . Generally speaking, this approach often means less risk, less chance for criticism and opposition from administrators or elected officials. As stated in the text Taking Charge: How Communities are Planning their Futures, the newer, more open approaches (such as that being undertaken in Leelanau County) bring to the planning effort the combined resources of the community - both public and private. These strategies require new management approaches and techniques. Progress is made by consensus rather than by directive. Those involved in managing the project master new methods of leadership, taking risks by giving up some traditional control but increasing the likelihood of positive community support and benefit. Ideally, this technique would involve all of the local units of government in the county in a consistent, integrated approach to growth management. The best way to accomplish this goal is to involve as many county citizens as possible in the actual thinking process. Involving people in the planning process means acknowledging that everyone has something of value to contribute. This system seeks to avoid setting up citizens, developers, environmentalists, or local governments as "the enemy". Recognition of this fundamental can change the dynamics of growth management from "us against them" to "we're all in this together." Those involved in planning realize a successful community planning program does not simply "happen." Project supporters must develop an understanding of growth policies as they currently exist. They must also be willing to communicate their concerns and ideas, work with anyone else officially or unofficially associated with the plan , and be will ing to develop an understanding with fellow citizens regarding issues of conflict. CITIZEN ADVISORY COMMITTEE AND GENERAL PLAN STEERING COMMITTEE At the beginning of the Leelanau program an informal stakeholder analysis was performed to The Leelanau General Plan Appendix B Page B- 1 �determine who would be most affected by a new county plan. This analysis triggered an intense schedule of public participation events that have been characteristic of the project. Following several weeks of advertising, the county received more than 60 applications from citizens wishing to participate in the as yet unnamed planning process . i=rom this group of applications, 33 citizens representing each category identified in the stakeh ol der analysis were chosen by the Planning Commission and Board of Commissioners to serve on an advisory committee that became known as the Citizen Advisory Committee. The Citizen Advisory Committee was the focus of an intense nine (9) month exercise that took into account the basic principals discussed above. The Committee was introduced to a number of new growth management techniques, exposed to extensive data regarding the current state of planning in Leelanau County, and subjected to an immense body of public opinions regarding the future of Leelanau County. The analysis and recommendations that follow are the subject of Working Paper Number Four. The 70-member General Plan Steering Committee, the group charged with overseeing the development of the Leelanau General Plan, is composed of members representing every local unit of government in Leelanau County as well as citizens at large, regional government, state government, federal government, and counties bordering Leelanau. Many citizens at large have taken part in planrelated projects as well. This group was formed following the recommendation of the CAC to continue the process designed to create a "unified physical county plan." PUBLIC PARTICIPATION Participation in this process to date has been exceptional. Over 2,500 individuals have chosen to partake in this unique process with many individuals choosing to attend more than one event. The CAC and General Plan Steering Committee have spent many hours deliberating on the facts and opinions related to the critically important growth management issues facing Leelanau County communities. It has been estimated that these groups have directly spent more than 4000 person hours in a "think tank" mode during this planning project. This does not include the many hours invested in meeting with various community groups and in face-to-face discussions with concerned fellow citizens. Thus, their recommendations are the product of a great deal of reflection, analysis and dialogue. These recommendations are deserving of very careful review and consideration by all individuals concerned about the future of Leelanau County. THE GO/NO GO DECISION At the end of Phase I, the work program adopted by the Planning Commission and Board of Commissioners called for a "Go/No Go" decision. The "Go/No Go" decision was really a decision as to the feasibility of implementation of an overall intergovernmental approach to growth management as opposed to a more traditional, separate county government approach . At first, there were fears of a county "take-over" attempt where local land use controls were concerned. To calm those fears, county staff and CAC members attended regularly scheduled township board and village council meetings to present program concepts. In order to attain the optimum intergovernmental planning program, township and village commitment is essential. To that end, it was explained that no secret county "take-over" plan existed. Instead, the county and CAC were promoting a more efficient and economical planning venture founded on a sincere Appendix B Page B-2 The Leelanau General Plan �l interjurisdictional commitment. The City of Traverse City, having recently annexed some 235 acres in Leelanau County, was also asked to consider participating in the program. In March, 1 991 the county staff secured Memorandums of Understanding from all sixteen ( 1 6) Leelanau county municipalities. With this unprecedented vote of support, the county adopted a work program for the final phases of the project. The 70-member steering committee was established to help write the plan. The steering committee, like the CAC, is composed of a representative cross section of county citizens, government officials and interest groups. Through the Memorandum of Understanding, each municipality agreed to appoint three individuals to the steering committee including one elected official, one planning commission member, and one citizen at large. While public participation events continued throughout the county, data base and GIS work was conducted in order to establish the most accurate and reliable information system possible. This unprecedented data collection effort resulted in five (5) additional working papers documenting economic trends, transportation and infrastructure status, environmental conditions, land use trends, and demographics. The information collected is available in many forms to all interested public and private agencies as well as the public at large. Finally, the project has set forth a mechanism designed to develop an understanding and agreements regarding the roles and respective responsibilities of all local government units where land use decisions are concerned. In all likelihood, achievement of such goals will increase municipal efficiency in an economical manner while fostering a strong spirit of intergovernmental coordination. The Leelanau General Plan Appendix B Page B-3 �I Appendix C LEELANAU GENERAL PLAN WORKING PAPERS Leelanau General Plan Working Paper #1: Results of the Growth Management Forums This document is the first of a series of working papers prepared by Leelanau County staff members and project consultants as part of the process to create the Leelanau General Plan. Working Paper# 1 summarizes and provides an analysis of a series of ten ( 10) Growth Management Forums conducted throughout Leelanau County on December 1, 1989 and during the month of February, 1990. The guiding objective of Phase I of this planning process was the identification of what has been termed the "best choice growth management approach" for Leelanau County. Leelanau General Plan Working Paper #2: A Survey of Residents Concerning Issues Relating to LongRange Planning in Leelanau County This survey of Leelanau County residents conducted by Anderson , Niebuhr and Associates, Inc. of St. Paul, Minnesota provides information regarding residents' opinions about important issues relating to the quality of life in Leelanau County. Specifically, information was obtained concerning preferences for types of development in the county, residents' satisfaction with county services, opinions about the impact of future development, and preferences for development controls. In addition to providing information about county residents as a whole, the survey results provided information about various subgroups of residents. The survey of Leelanau County residents was conducted using Anderson-Niebuhr's established mail survey methods from March through April, 1990. Using this method, an overall response rate of 92 percent was achieved. Because such a high response rate to this scientific survey was achieved, county representatives are assured that non-response bias is not a factor and that the data accurately represents the opinions of Leelanau County citizens as a whole. Leelanau General Plan Working Paper #3: A Survey of Local Officials Concerning Issues Relating to Long-Range Planning in Leelanau County In conjunction with the survey of residents conducted by the county, a survey of local officials was also conducted using the same questionnaire. Of the 174 local elected officials and planning commission members in Leelanau County, about 68 percent responded to this survey. Presented in this report are summaries of the descriptive results for the local officia l survey and results of statistically significant analyses comparing responses of local officials with responses of county residents . Leelanau General Plan Working Paper #4: Final Recommendations of the Citizen Advisory Committee This document is the fourth of a series of working papers prepared for Leelanau County as part of this planning process. Working Paper #4 summarizes and provides an analysis of a series of ten ( 10) recommendations of the Leelanau General Plan Citizen Advisory Committee. The Leelanau General Plan Appendix C Page C- 1 �F I This working paper is intended to provide a partial basis for discussion by the Leelanau County Planning Commission and the Leelanau County Board of Commissioners as they investigate, discuss and deliberate upon growth management issues in Leelanau County. The recommendations of the Citizen Advisory Committee (CAC) can best be understood when placed in the perspective of the planning project. In Phase I the county aspired to develop the "best choice growth management process". The methodology which was used to achieve definition of the "best choice process" consisted of three (3) major efforts. These efforts included citizen participation, identification of state-of-the-art planning/growth management technologies, and review of statutory/constitutional framework for growth management in the State of Michigan. Leelanau General Plan Working Paper #5: Leelanau Peninsula Current Trend Future: "Implications of Business as Usual" Current trends facing the county are documented in this working paper in eight (8) categories: population, economy, land, public finance, transportation, community services, infrastructure and environment. In each case there is an effort to identify the current or emerging pattern or trend and then to describe the future if that trend continues. If no citizen, local government, group of citizens or governmental organizations were to make an effort to change anything (i.e. no new plans, regulations, taxes, subsidies, incentives, etc. were initiated), and current trends were to continue, what would the future be like? This report attempts to project the implications of the future if it is "business as usual". Leelanau General Plan Working Paper #6: Leelanau Peninsula Goals and Objectives for Managing Growth on the The goals and objectives in this working paper will ultimately serve as the basic policy foundation for the Leelanau General Plan. Goals are broad-based statements of intent and establish the focus of the plan. Objectives are stated means by which the goals can be achieved. The goals and objectives presented in this working paper were prepared through an extensive process of leadership and public opinion surveys, meetings with local officials and citizens, and town meetings. Working Paper #6 is intended to serve as a discussion document until any or all of its elements are adopted in whole or in part. Leelanau General Plan Working Paper #7: Economic Development The eight chapters of this working paper address the economy of Leelanau County through population and income, labor force and unemployment, employment by sector, tourism, agriculture, real estate , and economic base and employment projections. Various data trends are introduced to facilitate an understanding of the county economy. The last chapter reviews issues and recommendations made in one recent economic development report and one older report. These are supplemented with additional recommendations based on newer information presented in this report. Appendix C Page C-2 The Leelanau General Plan �I Leelanau General Plan Working Paper #8: Transportation, Public Facilities, and Physical Services Working Paper #8 is composed of seven chapters reporting on the state of facilities and services provided by local municipalities, those provided by the county, the transportation network, schools, non-municipal public services, solid waste management facilities, and state and federal lands. This document is virtually a Leelanau-specific encyclopedia of data in these subject areas. Leelanau General Plan Working Paper #9: Natural Resources and the Environment In its five chapters, Working Paper #9 addresses Leelanau County's environment and natural resources. Climate, geology, topography, and drainage are discussed in the first chapter while discussion of natural resources, environmentally sensitive areas, and air and water quality are covered in following chapters . The summary chapter reviews the issues raised in the preceding chapters and identifies problems and opportunities for Leelanau County. The summary also relates the significance of the information presented in the working paper to future development activity in the county. Leelanau General Plan Working Paper #10: Land Use The six chapters of Working Paper #10 address land use activities and issues on the Leelanau Peninsula. Community character and open space, land use, land division and construction activity, land valuation, and growth projections are discussed. The final chapters offers comparison and analysis of local land use policies and regulations and discussed their cumulative impact on the peninsula. Leelanau General Plan Working Paper #11: Demographics Working Paper #11 details demographic characteristics of the peninsula's population. Based primarily on the 1990 census, population, age, households, housing, education and income, and occupations and industry are all addressed. A summary chapter reiterates the key population attributes. A series of tables follows in an appendix offering detailed information on the population characteristics of each local municipality in the county. Leelanau General Plan Working Paper #12: Development Alternative As the final Working Paper of the series, this document summarizes alternative land use patterns, alternative futures, and alternative institutional arrangements for guiding growth on the Leelanau Peninsula. The chapters contained in this working paper specifically discuss the process used in developing the alternative futures, the nine alternative land use patterns developed for analysis, a description of the "preferred future," the process used to develop the policies and action statements of the Leelanau General Plan, a description of problems associated with current institutional arrangements, and finally the institutional alternatives for Plan implementation. The leelBnBu GenerBI PIBn Appendix C PBge C-3 �l Appendix D DEFINITION OF TERMS AND PHRASES The following terms and phrases are used throughout the Leelanau General Plan and its associated working papers. These definitions should be referenced to promote consistent interpretation of the Plan and supporting data. Source materials referenced to define these terms and phrases included the following: Emmet County/City of Petoskey Comprehensive Plan (draft, 1 994) Encyclopedia of Community Planning and Environmental Management (1984) Existing Growth Management Techniques and Proposed Legislation for Michigan ( 1990) MSPO Community Planning Handbook (1992) Protecting Inland Lakes: A Watershed Management Guidebook (1990) Abutting property: A parcel of land that is contiguous to another parcel of land along a common boundary line. Access control regulations: A standard designed to manage the means of entering and exiting property by way of a public road. Access road: The functional classification identifying road segments that serve to provide passage to and from any land use setting. Accessory apartment: An independent dwelling unit developed in connection with an existing singlefamily home. Accessory use: A land use whose purpose is related and incidental to the permitted principal use. Accident rate: The calculation of the number of vehicular accidents that occur at particular locations. Acid rain: Precipitation that is made much more acidic than usual when water vapor in the atmosphere combines with sulfur oxides and nitrogen oxides to form sulfuric and nitric acids, which are carried to the earth's surface. Acre: A plainer unit of measure equal to 43,560 square feet. Act 307: The Michigan Environmental Response Act (Act 307 of the Public Acts of 1982, as amended) Act 307 site: A single location within a list of surface and groundwater contamination sites in Michigan, as annually published by the Michigan Department of Natural Resources. Adjudication: To arbitrate or referee. Administrative center: A location at which activities and official functions are conducted, such as a township hall, village hall, government center, etc. The Leelanau General Plan Appendix D Page D- 1 �Agricultural land use: The use of land primarily for farming, ranching, horse breeding, dairy farming, and other forms of food and crop production. All-weather road: A transportation route built to accommodate all types of traffic, including heavy trucks and other machinery, on a year-round basis. (see Class A Road) Alley: A narrow vehicular or pedestrian right-of-way that permits access to a rear yard, parking lot, or other area behind a row of buildings. American Institute of Certified Planners (AICP): An institute of the American Planning Association (APA) for members able to demonstrate a specified level of achievement and competence in professional planning. American Planning Association (APA): A national organization of professional planners from all branches of planning, citizen members of planning commissions, elected officials, students, educators, and any other individuals interested in public planning. Annual report: A document prepared for the county board of commissioners which summarizes the actions taken to implement this General Plan on a yearly basis. Aquifer: Subsurface rock or other materials capable of holding a significant amount of water in their interstices. (see groundwater) Average daily traffic volume: An expression of traffic volume meaning the average number of cars per day that pass over a given point in a given year. Average density: The density which results be dividing a total number of future structures by the total acreage of a large land area. Bay Area Transportation Authority (BATA): A regional public transportation authority offering bus service to Leelanau and Grand Traverse Counties. Bedroom community: A predominantly residential area from which many residents commute daily to employment in commercial areas, frequently the region's urban center. Bench mark: A permanent marker that serves as a reference point for an elevation, usually elevation above sea level. Benchmark standard: A reference against which future date is evaluated. Best Management Practices (BMP): These are structural, vegetative or managerial practices used to protect and improve our surface water and groundwater, and to implement a project that otherwise may threaten or have serious negative impacts on the community/and or the environment. Block grant: A grant distributed by the federal government according to a formula. Subject to general legislative and administrative guidelines, it may be used for a fairly wide range of purposes. Boat launch ramp: A ramp that extends from a shoreline into a body of water to permit the launching of a boat transported by a trailer. Appendix D Page D-2 The Leelanau General Plan l I 'I I I �I , , Budget: A financial plan that correlates anticipated revenues and expenditures and serves as a basis for decisions on future expenditures. Buffer area: A strip of land, usually a landscaped open area, designed to separate incompatible land uses. Buildable area: The land area of a given lot that is potentially available for construction after all zoning and other municipal requirements have been fulfilled. Building: A structure that is permanently affixed to the ground, has a roof and is used for the shelter of humans, animals, property or goods. Buildout population: The potential population of a community based on current planning and zoning practices. Built environment: All elements of the man-made environment (including buildings and streets) that involve some application of human effort and technology toward their design, construction, or manufacture. Bylaws: A set of rules that provide for the organization and ongoing operations of a legal body or entity. (see rules of procedure) Campground: A public or private open area divided into campsites that, at a minimum, provides a potable water supply and some form of toilet facilities. Capacity: The maximum number of people or things that can comfortable or safely use any facility. Capital Improvement Program (CIP): A multi-year program of proposed capital expenditures used as a programming guide for public improvements of which the first year of the program is the capital portion of the annual budget. Capital improvements: Physical facilities or other fixed assets with relatively long-term usefulness, such as buildings, land, parks or roads. Carrying capacity: The capability of a system to absorb any, or increased, population and development within the parameters of an acceptable environment. Census: The periodic enumeration of the entire population, selected sub-populations or other specialized items, to produce a data base. Census tract: An area used for census data presentation that contains an average of 4,000 people. Central business district (CBD): The traditional business core of a community , characterized by a high concentration of activity within a relatively small area . Chamber of commerce: A voluntary association of businesspersons whose objective is to promote the interests of the commercial and industrial sectors of a community. The Leelanau General Plan Appendix D Page D-3 �.., Citizen Advisory Committee (CAC): . A special advisory committee to the County Planning Commission and County Board of Commissioners comprised of 33 citizens broadly representative of the geographic and functional interest of Leelanau County. (see General Plan Steering Committee) Citizen participation: The involvement of citizens and community groups in the development and evaluation of the Leelanau General Plan. City: A municipal corporation usually containing a larger population than other incorporated areas within the state . Class A road: A transportation route built to accommodate all types of traffic, including heavy trucks and other machinery, on a year-round basis. (see all-weather road) Clean Air Act: Federal legislation primarily concerned with controlling pollutants released into the atmosphere. Clean Water Act: Federal legislation primarily concerned with controlling pollutants released into waterways. Cluster Development: A development pattern characterized by buildings or lots which are sited close together in small groups with the objective of preserving more open space and encouraging efficient use of land. Rural clusters permit the same development density or greater with larger concentrations of undeveloped land to remain after new development occurs. It allows the preservation of agricultural and fragile environmental areas such as wetlands, sand dunes and hillsides, as well as renewable resource lands like farm and forest land. Coastal zone: An area that includes the coastal waters and those land areas near the coastal waters that influence and affect each other. Coastal Zone Management Act: Legislation that established federal policy on coastal zone management and authorized a program designed to encourage states to plan and undertake land and water resource management programs for coastal areas. Commercial area: Any area of a municipality that is developed with or zoned for businesses. Common areas: Land, facilities and other improvements that are used jointly by groups of property owners or renters. Community: A group of individuals who interact socially and have common ties and who are located in a defined geographic area. Community character: The image or tone of a community as reflected in its size, the type and density of its development, and the general pattern of land use. Community Development Block Grant (CDBG): A flexible federal aid program for neighborhood revitalization and community improvement, established by Title I of the Housing and Community Development Act of 1974. Appendix D Page D-4 The lee!BnBu GenerBI PIBn �Compact Development: This pattern consists of highly organized, concentrated development where property utilization is maximized within a defined setting. The concept assumes a relatively selfcontained development with its own set of services and potentially its own community service center. Edges are well defined and surrounded by open space land. This pattern is generally found where a center (town, village, city) already exists and services are extended beyond existing boundaries as appropriate to accommodate new growth and development. Compact development tends to be the most efficient, least expensive to service, and the least disruptive pattern of development impacting use of adjoining lands. Composting: A means of converting organic materials, such as solid waste, leaves and yard clippings, into an odor-free and sanitary soil conditioner. Comprehensive Plan: A plan for the future physical development of a community which seeks to consider all the relevant factors that currently, or in the future, may influence or change quality of life in the community. (see functional plan, growth managment plan, land use plan, master plan, policy plan, strategic plan and subarea plan) Concurrency of services and facilities: A requirement that services and facilities necessary to serve new development are available concurrent with the onset of the demand for such services and facilities by the new development. Condominium: A form of housing ownership by which a person may purchase and own one dwelling unit in a multi-unit building or development. Confiscatory regulation: Restrictions or limitations placed upon the use of property that prevent a landowner from making any economically reasonable use or deriving any economically reasonable return from his/her property and that amount, in effect, to a taking of the property. Conflict resolution: The satisfactory settling of disputes that can occur among groups in order to attain a particular end result. Conservation easement: An easement, granted by the owner of property, that is designed to limit or preclude future development of the property. Consultant: An individual or business contracted to provide special skills not available among staff members or to undertake a specific project for which the agency has insufficient staff. Contaminant: A substance that causes pollution or diminished quality when brought into contact with air, water, soil or other aspects of the environment. Contour line: Lines that appear on a topographic map and link points that are of an equal elevation above or below sea level. Contour interval: The distance between contour lines. Contract zoning: A situation where conditions are imposed that are not usually applied to land in a particular zoning district or in which a contract is made between the municipality and the landowner. Corridor: A defined strip of land often associated with a transportation route. The Leelanau General Plan Appendix D Page D-5 �Cost-benefit analysis: The examination of a variety of potential program goals. ar alternatives to achieving a single goal, to determine which are preferred or optimum on the basis of their financial value. Cost-effectiveness analysis: A comparison of the costs of different alternatives for achieving a stated goal. Council of Governments: A voluntary association of municipal governments or regional agencies formed to study and discuss area-wide problems and to recommend remedial actions to the member governments. County: The principal subdivision of the state whose functions include budget development and tax levy, maintenance of the courts and public records, provision of welfare programs, law enforcement, electoral functions, and provision of a variety of other facilities and services. County Board of Commissioners: The principal elected governing authority of the County, having both policy-making and administrative functions. County data center: A functional component of the county planning department designed to meet the information needs of county agencies as well as local governments, civic, and citizen organizations. County Planning Act: A legislative act (Act 282, P.A. 1945, as amended) providing for county planning and the creation and organization of county planning commissions. County Rural Zoning Enabling Act: A legislative act (Act 183, P.A. 1943, as amended) providing for the establishment in portions of counties lying outside the limits of incorporated cities and villages of zoning districts within which the proper use of land and natural resources may be encouraged or regulated by ordinance. County seat: The municipality serving as the county administrative headquarters. Critical area: Environmentally sensitive areas upon which development should be prevented or strictly controlled. Critical Dune Area: An area of highly unique and therefore vulnerable sand dunes designated by the State of Michigan as subject to special regulations. Cul-de-sac: A local street with an outlet only at one end and a turnaround area at the other end. Culvert: A structure designed to carry drainage water or small streams below barriers such as railway embankments, roads or driveways. Curb cut: A means of entering and exiting property by way of a public road. Data: Known or collected facts that can be analyzed and interpreted so that conclusions may be drawn. Day care center: A facility designated for the care of preschool children. Appendix D Page D-6 The Leelanau General Plan �7 ' ' ''', ' ~ Dead-end street: A public way that has only one outlet. Debt service: Periodic payments, consisting of interest plus a portion of the principal that is owed, necessary to amortize the debt. Decibel: A unit of measurement for sound pressure or the relative loudness of sound. Dedication: The transfer of land or an interest in land by its owner to public ownership, to be used for public purposes. Deed: A written instrument by which the owner of real estate conveys his/her land, or an interest in the land, to another. Demography: The study of population and its characteristics. Density: A ration of population, residential units or floor area of development as to a unit of land area. Density transfer: The transfer of unused development potential, either internally within a development or externally from one site to another. Department of Commerce: State and/or federal level agencies with responsibilities related to domestic and international commerce, economic growth, technological development and tourism. Department of Housing and Urban Development (HUD): The cabinet-level department that is responsible for the majority of United States housing and community development programs. Department of Natural Resources (DNR): A state agency empowered with administrative and enforcement authorities and responsibilities, primarily concerned with the natural environment. Department of the Interior: The cabinet-level department that is responsible for diverse programs, largely related to the protection and management of natural resources and public land. Department of Transportation (DOT): State and/or federal level agencies that establish transportation policy for all modes of transportation and conducts research and grant programs. Design standard: A set of guidelines defining parameters to be followed in the design of a building or development. Development: 1. A planning or construction project involving property improvement and, usually, a change in land use character within the site. 2 . The act of using land for building or extractive purposes. Development agreement: An arrangement which is voluntarily negotiated and entered into between a municipality and a developer, providing certain commitments by the municipality in exchange for commitments by the developer. Development right: A separable property right like an easement or mineral right. Driveway: A private road that gives access to property abutting a thoroughfare . The Leelanau General Plan Appendix D Page D- 7 �Dystrophic lake: A lake that stands midway in the biological aging process between a eutrophic lake and a swamp. Easement: An interest in or right over the land of another. Economic development: The process of intervening in the normal economic cycle in order to achieve a specific goal. Economic development strategy: A plan of action which identifies the means of creating new and/or better jobs for residents, increases municipal tax base and diversifies and strengthens the local economy. Ecosystem: A term that describes the system comprised of all living organisms in a given geographic area, and the physical environment with which and in which they interact. Elevation: The altitude above sea level. Emergency services: Fire, ambulance, law enforcement or other agency that responds to assist the populace, often in a crisis situation, in matters of health, safety and general welfare. Eminent domain: The power inherent in a sovereign body to acquire property in private ownership. Enabling act: Legislation authorizing activity or conduct that is otherwise not permitted. Endangered species: Those species of fish, wildlife, insects and plants in danger of becoming extinct throughout all or a specific part of their natural range. Enumeration district: An area used for census data collection and statistical tabulation that generally contains a maximum of 1,600 people where the census is taken by mail and 1,000 where there is conventional canvassing. Environmental analysis: The process of conducting an extensive study and review of a broad range of environmental features. Environmental Assessment: A review process required for proposed federal, federally funded, or federally licensed or sponsored projects or actions. Environmental Impact Statement {EIS): A detailed written document that provides an analysis of the possible impacts that a proposed project or action might have on the environment. Environmental management: The use and protection of natural resources through the application of environmentally sound practices. Environmental Protection Agency {EPA): An independent agency within the executive branch of the United States government, created in 1970 to control and abate environmental pollution. Environmentally Sensitive Lands: Lands which are a unique, irreplaceable, and fragile resource that provides significant recreational, economic, scientific, geological, educational, agricultural and/or ecological benefits to society. Appendix D Page D-8 The Leelanau General Plan I I I �Equalization rate: The average percentage of the full value at which the local assessor is assessing all taxable properties in a municipality. Eutrophication: The process by which nutrients stimulate aquatic plant growth and lead to the aging of a lake. Ex-officio: The membership of a person on a board or commIssIon by virtue of holding another position that is related to the work of that board or commission. In many cases, ex-officio members are not given a vote on the board or commission. Exclusionary zoning: Zoning regulations that have the effect of precluding certain population segments from residential opportunities enjoyed by others. Exclusive-use zoning: The practice of creating zoning districts in which only one type of use or a narrow range of uses is permitted. Facade: A building's front or any of its exterior walls. Farmland protection: urbanization. Measures taken by government to protect prime agricultural land from Feasibility study: A study of the possibility of implementing a particular project. Federal Aviation administration (FAA): A division of the Department of Transportation with the responsibility of fostering aviation safety, advancing civil aviation and a national system of airports, and achieving efficient use of navigable airspace. Federal Emergency Management Agency (FEMA): A United States agency responsible for federal programs related to emergency and disaster mitigation and response. Fee simple: The term referring to the broadest, most extensive and unconditional estate in land that can be enjoyed. Fill: Material that has accumulated or is disposed of at a site and has the effect of raising the ground elevation, or that is deliberately added to a site to improve its suitability for construction . Fire Department: A municipal agency responsible for fire fighting, maintenance of fire fighting equipment and fire prevention programs. Fiscal impact analysis: An analysis of the impact on a municipal budget of the cost of expanding municipal services to meet the needs of a proposed development. Fiscal year: A 12-month accounting period which may or may not match the calendar year. Flood Hazard Boundary Map: A map that outlines the approximate areas of a community considered to be flood-prone. Flood Insurance Rate Map: A map that depicts in detail the boundaries and elevations of the 100year and 500-year floodplains for a particular community as part of the National Flood Insurance Program. The Leelanau General Plan Appendix D Page D-9 �Floodplain: The low and generally flat land areas adjoining a body of water that often flood or has the potential for flooding. Fringe area: The area of transition between two different, dominant land patterns. Front foot: A measurement of the extent to which real property abuts another feature such as a public street or water body. Functional plan: A detailed plan designed to address more completely a particular issue of importance to a community. These issues are usually identified in the process of preparing a comprehensive plan or a policy plan. Typical functional plans address housing, economic development, parks and recreation, historic preservation and transportation. (see comprehensive plan, growth managment plan, land use plan, master plan, policy plan, strategic plan and subarea plan) Functional road classification: A hierarch of road classes that divides roads by purpose and design. Funnel development: A development located away from a lake, but having access to the water through one lakefront lot where a beach, club house, and docks are often built. (see keyhole development) General Plan Steering Committee (GPSC): A special advisory committee to the County Planning Commission and County Board of Commissioners comprised of citizens representing all Leelanau County municipalities, state and federal government whose function was to oversee development of and comment on the Leelanau General Plan. This committee included members of the CAC and functioned during the second phase of the General Plan project. (see Citizen Advisory Committee) Gentrification: A process of social and economic change within an area of a community wherein generally young individuals who may be more affluent or have young families move into older housing or industrial space in a neighborhood and invest rehabilitation of their structures. Geological Survey (USGS): A bureau of the Department of the Interior that performs a variety of functions related to the survey and investigation of the nation's lands and resources. Geologic map: A map showing the distribution and type of rock units such as formations, their relationship to each other, and other physical features. Geographic information system (GIS): A set of processes for the input, storage, retrieval, analysis and display of spacial data. (see land information system (LIS)) Goal: The long-term ideal or end product that is desired. Grand Traverse Bay Region Development Guidebook: A document prepared in 1992 for the purpose of identifying a range of guidelines and associated regulations that could be promoted for use by townships, cities and villages as a way to better manage growth. Grand Traverse Band: The Grand Traverse Band of Ottawa and Chippewa Indians. Greenbelt: A band of open space protected from intense development. Groundwater: Water that occupies the spaces in underground geological structures. (see aquifer) Appendix D Page D- 10 The Leelanau General Plan I I I I I I } �I -, , ,, , r Groundwater pollution: Destruction of subsurface water supplies by contamination. Growth Management: A strategic process for managing the rate, location, amount and timing of growth in accordance with a Comprehensive Plan. Growth Management Plan: A plan, usually prepared as a supplement to or a part of a comprehensive plan, that includes timing and phasing elements for new public facilities and services. (see comprehensive plan, functional plan, land use plan, master plan, policy plan, strategic plan and subarea plan) Guidelines: General indications of the policies that a government agency endorses, as opposed to specific quantitative standards or regulations. Hazardous waste: Those wastes that can cause or help to cause illness or death, or that, in the absence of proper management, represent a significant threat to either human health or the environment. High Risk Erosion Areas: Those shoreland areas with the most acute tendency to erode, generally defined at a rate of one foot of erosion or more per year. Highway capacity: The amount of traffic that a road, or section of road, is capable of carrying in an hour. Historic district: An area that is related by historical events or themes, by visual continuity or character, or by some other special feature that helps give it a unique historic identity. Home occupation: dwelling . A type of limited commercial activity that is carried on within an individual's Home rule: The concept of local government's exercising certain powers conferred by the state. Housing authority: An official body, created under state law, that is eligible for federal support to provide decent, sanitary housing for low-income persons. Housing stock: The total supply of dwelling units within a given locality. Impact assessment: An evaluation of the future consequences of a proposed land development. Impervious surface: Surfaces such as concrete or asphalt-paved streets or parking lots that prevent rainfall from infiltrating the soil and can increase the amount of runoff dramatically. Incentive program: A program in which a developer receives bonuses, typically permission to build at a higher density or higher floor area ratio, in exchange for offering certain types of amenities that the community considers important. Incubator building: A building that offers space at low rentals and is consequently attractive to small, newly formed businesses. Industrial area: That part of a municipality that is zoned to permit certain types of industries, often specified as light industry, heavy industry, or industrial park use. The Leelanau General Plan Appendix D Page D-11 �Industrial park: A planned industrial development on a tract of land containing an internal road network suitable for trucks and employee traffic and adequate utilities, including a sufficient water supply, sanitary and storm sewers, and electric and gas lines. Information system: A centralized and computerized system of collecting, storing and disseminating data that may be easily retrieved and organized for analysis. In-migration: The process of moving to a residence in a particular defined geographic area, such as a village, township or county, from an address outside that geographic area. Institutional structure: The manner in which a public entity conducts its business. Intergovernmental agreement: A formal contract or informal understanding between two or more units of government concerning a policy matter or the way in which a function or service will be performed for their mutual benefit. Intergovernmental Growth Management Consortium: A group of communities joined together in an effort to identify ways in which to better manage growth. These communities include Independence Township, Leelanau County, Meridian Township, Oakland Township, Rochester Hills, Waterford Township, and West Bloomfield Township. Issue of greater than local concern: A matter of broad public interest revolving around common environmental features (which do not respect municipal boundaries), infrastructure, and the needs of special populations. Keyhole development: A development located away from a lake, but having access to the water through one lakefront lot where a beach, club house, and docks are often built. (see funnel development) Labor force: All persons 16 years of age or older who are either employed, looking for a job or are in the armed forces. Land information system (LIS): Usually parcel-based , LIS refers to a set of processes for the input, storage , retrieval, analysis and display of spacial data. (see geographic information system (GIS)) Land conservancy: An organization whose principal purpose is to protect certain lands from inappropriate development through conservation easements, the purchase of development rights, or similar preservation techniques. Land fragmentation: The process of subdividing a large parcel into several smaller parcels. Land use: The various ways in which land may be utilized or occupied. Land use controls: Those devices by which government may exercise its police power authority to regulate the use of land. Land use map: A map that depicts selected categories of land use in a geographic area as well as other major features, such as political boundaries, transportation arteries and water bodies. Land use pattern: The generalized spacial distribution of development. Appendix D Page D- 12 The Leelanau General Plan I I I I �I , , , r f Land use plan: A map and accompanying text depicting the "preferred future" of a community. It describes how the community would like to grow or change. (see comprehensive plan, functional plan, growth managment plan, master plan, policy plan, strategic plan and subarea plan) Level of service {LOS): The degree to which a public service is operating, or the "adequacy" of the service. Limited Service District: A defined area where limited public services are provided to solve a specific problem or meet a special need. These areas often have the same intensity of land use activity after the public service has been instituted (e.g., providing sanitary sewer to properties around an inland lake). (see partial service district) Local governments: Levels of government below the state level that derive their powers from the state charter or state law. (see county, township, city and village} Major arterial: The functional classification identifying road segments that convey traffic between municipal boundaries and activity centers, and provide connections with intrastate and interstate roadways. Major collector: The functional classification identifying road segments that carry and distribute traffic between access roads, minor collectors, and minor arterials. Marsh: Wetlands that have grass-like plants such as cattails, rushes and reeds and are sometimes covered by water. Master plan: A comprehensive, long range plan intended to guide change in a city, village, township, county or region. (see comprehensive plan, functional plan, growth managment plan, land use plan, policy plan, strategic plan and subarea plan} Mesotrophic lake: A lake that is changing from the oligotrophic stage, characterized by clear waters and low levels of nutrients to the eutrophic stage, which has higher levels of nutrients, extensive plan growth, and murky waters. Michigan Resource Inventory System {MIRIS): An automated land use and land cover mapping system for use by agencies, individuals, and local units of government involved in resource and land management. Michigan Society of Planning Officials (MSPO): An organization of 4 ,000 members dedicated to promoting sound community planning that benefits the residents of the state . Minor arterial: The functional classification identifying major "feeder" streets. Minor collector: The functional classification identifying road segments that provide access to individual parcels and carry traffic to and from access roads. MSU Extension Service: A county-level office affiliated with Michigan State University that is responsible for the dissemination of information on current agricultural and conservation technology. Municipality: Any local government. The Leelanau General Plan Appendix D Page D- 13 �l National Park Service: An agency within the Department of the Interior that is responsible for the national park system. Node: A hub or center of activity where two or more systems intersect. Non-municipal public services: Services which for each particular community are provided to the public by a private company and not provided by a governmental unit such as: cable T.V., electric, gas and telephone. Nonpoint source: One or more of the various diffuse discharges, such as runoff, that contribute to water pollution. Nutrient: A chemical element that stimulates growth. Objective: A specific target that must be met as an intermediate step in achieving a long-term goal. Official map: A document that indicates the location of future streets, highways or public facilities such as parks and drainage systems - along with existing streets and facilities. Oligitrophic lake: A lake characterized by a low level of nutrients and large amounts of dissolve oxygen in its deeper waters. Open space: Land that is undeveloped or is relatively free of buildings and other structures. Ordinance: A law, rule or regulation issued by the governing body of a local municipality under legal authority granted by the state. Overall Economic Development Program (OEDP): An assessments of a community's economic needs and the actions necessary to stimulate economic development. Overlay zoning district: An additional level of zoning requirements that is superimposed upon existing zoning in specified areas shown on the zoning map. Ozone: A gas formed when certain vehicular and industrial pollutants react in the presence of heat and sunlight. Partial service district: A defined area where limited public services are provided to solve a specific problem or meet a special need. These areas often have the same intensity of land use activity after the public service has been instituted (e.g., providing sanitary sewer to properties around an inland lake). (see limited service district) Peak-demand period: The time when the greatest demand for service is placed upon a utility or other system serving a community. Peak-hour traffic volume: The largest amount of traffic that is generated during hourly periods of the day or year. Per capita: The average amount of expenditure, income, or specified commodity or activity for each individual within a given population. Appendix D Page D- 14 The Leelanau General Plan i J �I ,' , , Percolation: Downward movement of water through rock or soil interstices. Plan implementation: The process of translating a plan into action which, ideally, begins at the start of plan development. Planned Unit Development (PUD): A type of development characterized by comprehensive planning for the project as a whole, clustering of structures to preserve usable open space and other natural or cultural features. There is also often a mixture of housing types and sometimes a variety of nonresidential development on the same property. Planning area: The specific geographic area selected as being pertinent to the study of a particular problem. Planning commission: An appointed board of citizens that, depending upon government organization, either has direct control over certain planning functions or has and advisory or policy-making role. Planning department: A government agency responsible for long-range and short-range land use planning, land use development management, coordination of various projects, and coordination of various and different units of government . Plat: A map or series of maps showing the layout of a proposed or approved subdivision. Point source: An individual and distinct conduit - such as a pipe, culvert or ditch - through which water pollution can reach a waterway. Police power: The inherent authority reserved to the states in the Tenth Amendment to the United States Constitution to adopt laws for the purpose of promoting the protection of the public health, safety, morals and welfare. Policy plan: A document based on explicit statements of local goals, objectives and policies. They may be part of a comprehensive plan or a freestanding document. (see comprehensive plan, functional plan, growth managment plan, land use plan, master plan, strategic plan and subarea plan) Potable water: Water fit for human consumption. Poverty level: A term used to designate an income level necessary to support a minimum acceptable standard of living in a particular area or country . Public Act 116 (PA 116): The Farmland and Open Space Protection Act (Act 11 6 of the Public Acts of 1974, as amended). PA 116 provides farmers the opportunity to enroll land in the program for periods from ten ( 10) to ninety nine (99) years in return for a tax credit . Public hearing: A formal meeting of a legislative or administrative body as part of the process by which legislation or regulations are adopted or other decisions are made . Public infrastructure: The services and facilities provided by a level of government. Public service district: A defined area where prescribed public services are or will be provided to encourage compact development, meet the needs of users, and limit costs to the tax payers. The Leelanau General Plan Appendix D Page D-15 �-, Public access site: A public water access point. Purchase of Development Rights: The rights to develop property purchased so as to prevent or limit future development. The owner retains all other fee interests in the property. Random sample: A type of sampling technique used in conducting research, in which each member of the population under consideration has an equal chance of being selected. Recycling: The process by which materials in the waste stream are reused to create useful products. Renewable resource lands: Lands which possess the ability to grow food and fiber (farms, forests) on a sustaining yield basis, and whose loss could endanger future water, food and/or fiber production, such as croplands, managed forest, orchards, etc. Resort center: A seasonally active area of mostly housing facilities with limited public services that is geared to the needs of a transient population. Rezoning: A modification of, or amendment to, the zoning ordinance. Right-of way: The strip of land reserved for a linear transit element or a utility element. Riparian: The land or title-holder of such land along the shore of a lake or bank of a stream. Rules of procedure: A set of rules that provide for the organization and ongoing operations of a legal body or entity. (see bylaws) Runoff: That portion of precipitation which rejoins surface water bodies either directly or indirectly. Rural service district: The bounds within which no substantial introduction or expansion of public services will occur and within which the continuation of the existing rural character is planned. Rural center: A local activity hub consisting of residential neighborhoods, a surrounding rural area, and a core of small businesses. Modest in size, it may or may not be an incorporated municipality. Sand Dune Protection and Management Act: An law (Act 146 and Act 14 7, P.A. 1989) designed to protect dunes from insensitive development. Sanitary landfill: A method of solid waste disposal in which waste is spread in layers, compacted to reduce its volume and then covered each day with earth or another inert material. Scattered Development: This pattern is characterized by relatively low density (usually residential) development spread across the landscape in what appears to be a miscellaneous fashion. The open space characteristics of the pattern are tied to individual properties in a widely dispersed pattern, leap frogging incremental extensions of existing development. It often results in a measles-like suburban spread in all directions. This pattern of development maximizes choice among property owners, but usually results in a reduced ability to preserve natural features and the special character of a rural environment. It is also an extremely expensive land use pattern for the provision of public services. Sedimentation: 1. The practice in wastewater treatment of using gravity to settle out the solid particles in wastewater. 2. The process by which particles are separated from their parent material, Appendix D Page D-16 The Leelanau General Plan 7 �I '-, , , , , f r r settle out of suspensions and are transported, through the forces of erosion. Septic tank: An underground, on-site sewage treatment facility designed to anaerobically treat raw sewage generated by a single residence or other small development and store the sludge that is produced. Settlement: A small, relatively isolated community which may not have an associated commercial center, typified by clusters of residential parcels of ½ to 5 acres in size. Shoulder: An area at the side of a road designed to accommodate a standing vehicle. Site plan: An accurately scaled development plan that illustrates the details of a proposed or existing development. Site plan review: The procedure in which proposed site plans are reviewed for compliance with all requirements of the zoning ordinance and other appropriate municipal ordinances. Slope: The inclination of the ground from the horizontal. Soil association: A group of soils that have been defined and that occur together in a characteristic pattern in particular geographic areas. Soil classification: A method of grouping and categorizing different soil types . Soil Conservation District : The local organization, typically managed by a board or committee, through which both federal and state agencies provide assistance to municipalities and landowners. Soil Conservation Service: An agency within the Department of Agriculture that makes recommendations on land conservation and pollution abatement practices. Soil erosion: The process by which soil particles are weathered and broken down, then transported by wind or water . Soil survey: A detailed and systematic inspection of soils, both in the field and in the laboratory, in order to analyze and describe their characteristics, classify them, map their boundaries and interpret their ability to various types of agricultural and urban uses. Solid Waste: Garbage, rubbish, ashes, incinerator ash, incinerator residue, street cleanings, municipal and industrial sludges, solid commercial and industrial waste, and animal waste. Solid waste management: The systematic procedures by which solid waste is collected, processed, and disposed of. Solid Waste Management Act: A law designed to protect the public health and environment, to provide for the regulation and management of solid wastes , to prescribe the powers and duties of certain state and local agencies and officials and to prescribe penalties for violation of the Act (Act 641, P.A. 1978, as amended). Spot zoning: The assignment of a zoning classification different from the surrounding zoning classifications to a relatively small land parcel. The Leelanau Genernl PIBn Appendix D Page D- 17 �Sprawl: _ T he '.p ncontrolled growth of urban development into previously rural areas. State Heritage Route: A State highway which has scenic, recreational, historic or other similar significance and is designated under state law a heritage road. Stormwater management: Management techniques to control the amount, quality and timing of storm/snowmelt water runoff in a watershed or on a single property. Storm sewer: A sewerage system designed to collect stormwater runoff from streets and roofs. Strategic plan: A series of detailed actions and programs to address immediate community problems and/or opportunities. The strategic plan does not attempt to deal with all interrelated aspect of a community nor all of a community's problems and opportunities at once. (see comprehensive plan, functional plan, growth managment plan, land use plan, master plan, policy plan, and subarea plan) Strip commercial: An area of commercial development not associated with any other development. Strip development: A land use pattern characterized by linear development with residential and commercial land uses often interdispersed along principal transportation corridors. Subarea plan: A plan which focusses on a geographic area identified in the comprehensive plan as needing special attention. (see comprehensive plan, functional plan, growth managment plan, land use plan, master plan, policy plan and strategic plan) Subdivision: The process of dividing a larger land area into smaller building lots. Subdivision and lot split regulations: Municipal ordinances that govern the division of land into smaller building lots and the subsequent development of the land. Surface water: Water in lakes and streams. Sustainable agriculture: An agricultural practice which respects the land and water and involves management practices that do not diminish the potential of future operators to gainfully produce crops. Sustainable development: A development strategy which meets the needs of the present without compromising the ability of future generations to meet their own needs. Sustainable economy: An economy which meets the needs of the present without so exploiting the environment and natural resources that future generations suffer. Swamp: A wet. low-lying area that often supports an extensive number of woody plants, such as trees and shrubs . Taking: A governmental action by which the government either acquires property or an interest in property from a private owner, substantially diminishes the value of property, or substantially deprives the owner of the use and enjoyment of his/her property. Tax base: The total value of real property within a municipality or other taxing district on which it can levy a property tax. Appendix D Page D- 18 The Leelanau General Plan I I I I I I I I I - �Tax-increment financing: A means of financing redevelopment projects in which an area is improved with the proceeds of a bond issue slated to be repaid by the additional taxes the new development is expected to generate. Topography: The collective physical features of a geographic area. Township: Subdivisions of counties that act as a principal level of local government. Transfer of Development Rights (TOR): A system designed to permit the sale of the right to develop a parcel in a sending zone to another parcel in a receiving zone. The transaction results in the seller capturing the development value of land without conversion of the land to a more intensi 1e use, and the buyer being permitted t.o buil9 at ·a higher density than local regulations would otherwise permit. Transportation System Management (TSM): A form of transportation planning in which all transportation modes and systems are coordinated and upgraded to obtain greater efficiency and effectiveness. TSM includes automated traffic signalization, adjustment in alignments, lane improvements, and turning movement control. This method is usually used in lieu of or as a complement to major capital improvements. Urban center: The economic core of a region, characterized by a high concentration of ·activity that may be but is probably no co~erminous with municipal boundaries. Urban Service District: A defined area where a full range of public facilities are anticipated whh' ihe objective of encouraging concentrated development patterns in a safe, efficient and cost effective manner. USGS maps: A wide variety of topographic maps, as well as many other types of maps for special purposes, provided by the United States Geological Survey. Utility easement: An easement acquired by a utility for the location of transmission lines, pipelines, and other utility facilities. Viewshed: A region that encompasses landscape elements that are visible from a particular point. The viewshed is usually bounded or defined by the horizon in the distance and its scope or width is often delineated by trees, buildings or other obstructions. The viewshed often follows natural land forms such as valleys, hillsides, lakes, meadows or fields . Village service district: The bounds within which a local municipality intends to introduce new or expanded public services to suppqrt a village development pattern. f ·' Village: An incorporated urbanized area typically smaller than a city. Vision Statement: A written narrative describing in visual terms, all of the characteristics of a community at a defined future point in time . The statement usually describes natural, cultural, physical , social and economic conditions as ideally desired by the community. The statement is used as a means to build a consensus within a community; to define more accurately the goals of the community; to provide a reference tool that can be used by community leaders to share and evaluate their vision with area residents; and to measure progress made toward that future . Vista: A view to or from a particular point. The Leelanau General Plan Appendix D Page D- 19 �Visual character: The image one retains from looking at a landscape. Watershed: An area of land and water that drains snowmelt and rain water to a lower, single exit point such as a lake or large river . Water table: The upper limit of the zone in which the soil is fully saturated. Wetland: An area that has water frequently enough to support plants and animals that grow well in wet conditions, and has soils typical of wet areas. Zoning: An exercise of the police power in which utilization and development of privately owned land is regulated through the division of a community into various districts and the specification of permitted and/or prohibited uses for each district. Zoning board of appeals: A quasi-judicial municipal board responsible for hearing appeals from property owners in matters relating to the zoning ordinance. Zoning ordinance: The official document that sets forth the zoning regulations and zoning districts that are applicable in a community. I I I I I II II II Appendix D Page D-20 The Leelanau General Plan rI � 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 Leelanau-County_General-Plan_1994 Creator An entity primarily responsible for making the resource Mark A. Wyckoff, AICP Mark A. Eidelson, AICP Planning & Zoning Center, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1994-07-11 Title A name given to the resource Leelanau General Plan Description An account of the resource The Leelanau General Plan for Leelanau County was prepared by Mark A. Wyckoff, AICP, Mark A. Eidelson, AICP, and Planning & Zoning Center, Inc. The following provided assistance: Timothy J. Dolehanty, Duane C. Beard, Trudy J. Galla, General Plan Steering Committee, Leelanau County Planning Commission, and Leelanau County Board of Commissioners. The plan was published on July 11, 1994. Contributor An entity responsible for making contributions to the resource Timothy J. Dolehanty, Planning Director Duane C. Beard, County Administrator Trudy J. Galla, Assistant Planner General Plan Steering Committee Leelanau County Planning Commission Leelanau County Board of Commissioners (consultants) Subject The topic of the resource Master plan reports Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/828d504edced82039eb677e6c65c3048.pdf b95d05fe5fa2e5b6a5d9ed5620559edb PDF Text Text MASTER PLAN · LAPEER MICHIGAN Future Land Use • A Policy Plan �,,, FROM THE LIB RARY OF •~tanning & zon ing Cent.er, Inc. MASTER PLAN FOR FUTURE LAND USE A POLICY PLAN PREPARED FOR : City of Lapeer PREPARED BY : Vilican-Leman & Associates , Inc . Community Planning Consultants , Landscape Architects 29621 Northwestern Highway Southfield, Michigan 48034 �TABLE OF CONTENTS Page INTRODUCTION i POPULATION AND HOUSING TRENDS 1 HOUSING MAINTENANCE AND INFRASTRUCTURE CONDITIONS 7 EXISTING AND POTENTIAL RETAIL AND OFFICE CONDITIONS IN THE CBD 11 CBD PARKING PROBLEMS AND POTENTIALS 20 RECREATION NEEDS, CONDITIONS AND POTENTIALS 25 TRANSPORTATION CONDITIONS 29 COMMUNITY FACILITY NEEDS 34 THE FUNCTION OF GOALS AND OBJECTIVES 36 GOALS, OBJECTIVES, POLICIES: RESIDENTIAL NEIGHBORHOODS 38 GOALS, OBJECTIVES, POLICIES: BUSINESS AREAS 42 GOALS, OBJECTIVES, POLICIES: INDUSTRIAL AREAS 57 GOALS, OBJECTIVES, POLICIES: PARKS AND RECREATION 60 GOALS, OBJECTIVES, POLICIES: TRANSPORTATION 67 GOALS, OBJECTIVES, POLICIES: COMMUNITY FACILITIES 74 MASTER PLAN OF FUTURE LAND USE 78 IMPLEMENTATION 80 �LIST OF TABLES Page 1 2 Current Market Share and Future Floor Area Requirements - Lapeer CBD 14 Inventory of Lapeer Area Recreation Facilities 27 LIST OF MAPS 1 Existing Land Use 10a 2 Lapeer Trade Area lla 3 CBD Analysis 19a 4 Parking Space Needs 20a 5 CBD Expansion 6 Lapeer Area Recreation Facilities 26a 7 Future Land Use Plan 79a , 23a �INTRODUCTION Over the course of the last few decades the City of Lapeer developed and refined its Master Plan of Future Land has Use. This Plan has been updated several times to reflect changing community policies, physical themselves condition a reflection of the changing economic of the City. The most recent and Master Plan update is now over 12 years old. Over the past two years the City Planning Commission began process of reviewing and updating the Master Plan. involved in conditions Two key tasks the update were obtaining information (physical, social and economic) and, the on existing based on an understanding of these conditions, the development of basic goals for the City and the objectives that will help the ' goals be attained. This report, Plan then, map itself community goals. is a summary of these tasks with the being the Through objectives of the community, which the Commission graphic clear statement of other the of goals basic and the Plan provides guidelines within City's decision makers and representation Master boards - City and Commission, commissions Planning - can more objectively select among competing interests. GOALS SUMMARIZED The Master Plan for Future Land Use focuses on eight goals in six general areas: i �Preserve RESIDENTIAL AREAS: residential and continuously improve areas and provide for a cross section quality housing suitable for all segments of the of high population while maintaining emphasis on the single-family home . BUSINESS AREAS : Goals are developed for the three main types of business areas : Highway Business Areas of Main and Genesee Streets as sound business areas and attractive entrances improving to To enhance the image and operatio~ to the City while maintaining the retail and service nature of these provide for the needs of both local as and frontages resident and transient traveler . Shopping Centers - Maintain and improve the City's shopping centers on their existing sites . these planned The vitality of centers should be strengthened in order to discourage the development of additional centers which would weaken the market support for all existing business developments in Lapeer . Central Business government-private growth District (CBD) business cooperation, opportunities to enable it dominant retail center in the Lapeer must done be in - Through to ii enhance the CBD's continue service a fashion sensitive to extensive the as area . small the This town �character assuring that each new of the City, development contributes to the economic vitality, service capability and attractiveness of the CBD. INDUSTRIAL AREAS: upgrading older To provide space for new industry industrial areas in order to expand City's employment and tax base thereby providing opportunities tax base to which while the employment all age/educational levels and provide will allow for high levels of a community services and facilities. RECREATION : be enhanced Recreation and open space opportunities by improvements to and increasing should cooperative use of exi 2 ting facilities while maximizing opportunities to acquire and develop new public facilities, conserve areas of natural beauty with particular emphasis on system, floodplains and wetlands and encourage the river development of new private sector facilities . 10 acres of park land per 1,000 perso~s should be In view of the fact that floodplain lands have limitations as to surroundi:.; use townships, and the user this acreage A goal of not less than population inLl~~es goal will need to be pursued. monitored closely and updated accordingly. TRANSPORTATION: adequately Provide an arterial street system that will separate traffic with a destination outside Lapeer from local oriented trips , and service major land use trip generators such as industrial areas, business districts iii �Said arterial street system and residential neighborhoods. should be supplemented by a local street system to enhance the residential nature of the City's neighborhoods. service facilities namely sewer and water, public works City-wide COMMUNITY FACILITIES: including utilities, facilities and such as Department of Public Services including . community yards, City Hall, centers and civic buildings center needs police and fire facilities should be continually monitored as to their service capability and upgraded on a continuing basis to meet the needs of a growing region. should The recently instigated capital improvement program be improvements utilized as the key instrument to program within the City's ability to pay without over- burdening the residents of the City. The above c0nsists of eight goals in six areas of to the City which can be achievable, rational document identify also in many instances, land use planning and management. establishes the detailed through The following objectives the City's aim in each of these six specifies significance that areas. Plan further The policy guidelines as vehicles for achieving Plan the goals and objectives. Goals and objectives, by their generalized nature tend to remain fairly constant over time. various policies However, their implementation through is highly changeable. iv These changes are the �result and of . emerging and declining community needs, social environment , and the variety of the economic legislative and financial tools and incentives available to the community at any particular point in time . PLAN FORMAT The Plan Existing document basically consists of three main Conditions Guidelines; and single which map policies . Analysis; Goals, components: Objectives the Future Land Use Plan, and Policy as summarized is the physical embodiement of many by of a the These components are supplemented by a description of potential and applicable implementation alternatives . The relationship among goals, objectives, . policies and alternative implementation techniques is as follows : Goal - Goal is a destination , community seeks to attain . of policy makers. and It a final purpose a A goal is the most general level by itself is not very helpful needs which further refinement to to decision assist decision makers to reach their selected destination. Objective general - An terms (destination) objective is the route which the way (route) can be reached . by which specifies the in goal An objective indicates kinds of actions that should be used to achieve the goal. V the �Policy · - A policy is a means of transportation route. It is a course of action which, achieve an objective. along if followed, the will A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. Implementation Alternatives - These are the specific recommendations commonly used subdivision site-specific suggested by implementation ordinances, policies. Among techniques are action the more zoning and capital improvement programs, and proposals or programs. A plan will suggest alternative ways to implement policies. City officials must make ihe choice of which implemen~atioD techniques to actually use. vi �EXISTING CONDITIONS ANALYSIS "Fixing (goals and) objectives is but one phase of planning. Another phase situation. is For a clear comprehension of the existing only by measuring the gap between what now have and what we want, we can we fix the true magnitude of the job to be done through administrative action." John D. Millet, The Process and Organization Government Planning, N.Y., Columbia University Press, 1947. of �POPULATION AND HOUSING TRENDS RESIDENTIAL BASES Knowing or estimating the number and composition of people may living be in a community in the future is of that critical importance when developing a Master Plan. Population size, age group composition, and household size affect the demand and need for educational, services and facilities. Thus, recreational and community they are an important influence on a city's policies. Population Trends One of the population the located Center, in Elba Township the City's and in Lapeer . with the downsizing of the Center was a related direct (at the Center) and indirect (spin - off) the area . on size has been the downsizing of the resident base Oakdale Associated in most significant recent influences loss employment in Institutional population at the Oakdale Center as of year - end 1985 is 481 - a decrease of 469 persons since 1980 . By the be 390, end of 1987 the population at the Center is projected to according to its director . Roughly one-third of this population is located within Lapeer. Institutional the gain, population (and associated employment) will be on however, in the Lapeer area once a 500-bed prison , now under construction, opens in Elba Township . 1 Thus by 1990, total �institutional population in both Lapeer and Elba may be close the 1,043 experienced in 1980 - and remain near that level to into the foreseeable future. Lapeer's non-institutional population has stable in number over the last 20 years, portions growth and of adjacent townships. remained despite annexations Outside Lapeer, has occurred in the communities of Elba, Mayfield Townships. relatively population Oregon, It has been most heavily of Lapeer focused in The relative Mayfield to the north and Oregon to the northwest. lack of employment and shopping opportunities in the more rural communities near the City has created an enhanced reliance on the City for continue outlets these given functions. the This reliance presence of a is anticipated sizeable · number of to retail and services as well as a growing employment base in the City. Household Size Trends While new the population of the City had begun to stabilize by 1970, residential added to recently of the development continued and new City. The most significant households change which occurred to Lapeer's population base was in the persons per household. In 1960, were has number the household size was 3 . 0 persons. However, by 1980, the average household contained 2.47 persons. If this trend persists, at least to some extent, then despite moderate future increases in housing units and households in the City, levels. the City's population could remain near its present �Age Trends While the persons An City's total population has since 1960, remained its age composition has radically examination 0f the stability of the resident that population distribution the around mobility as much as a base City: altered . indicates changing because of varying birth/death rates 6 , 200 age is group impacting the City's population is experiencing a fairly rapid turnover . This experienced when construction or, type a of population community is seeing when movement is substantial due to an aging population in usually new a home stable community, older available attractively families . It is this latter factor that appears to be among the prime causes Because of residents die or retire out of the area making priced for young of the City's changing age group has begun to increase . composition. formation The increasing proportion of older Lapeer is also anticipated to create opportunities for Lapeer was and the number of pre-school children adults to move into the City in the next decade . 1980, adults high proportions of persons in the family age group in the City in 1980, residents homes young Thus , while in characterized by a high proportion of young adults and seniors and a low proportion of children, it is a City in the process of change. prospects are for increase in younger For the near future, higher near term greater housing school age 3 turnover children and more in rapid Lapeer. �Population Forecast Given be the present age and housing composition of the City it can anticipated trends will forecasts trends . that for at least the next persist . A were prepared , variety of 5-10 years , longer-range recent · population reflective of various past and recent Each projection accounted only for the population likely to reside within the City ' s corporate limits as they were defined in 1984 . With this limitation in mind it is anticipated that by the 2005, City's population will increase to near 6,800 versus the 6,200 persons found by the Census in 1980. IMPLICATIONS OF ANNEXATION Should lands be annexed by the City which contain residents , additional population opened access growth would be added to the Further, should major new land areas forecast of 6,800 persons . be institutional up for development by annexations· and gain to municipal services, even more population potential growth may occur before 2005 in these new areas . With or without annexation , surrounding communities development. important The certain portions of the adjacent relationship immediately to Lapeer appear "ripe" of these lands to the since development in these areas will have for City is immediate impact on the City's own development patterns. The following adjacent these to ~Yeas, map provides an illustration Lapeer considered to be key growth of those areas . priority development aieas are indicated. 4 areas Within It is �these latter areas believed to have most imminent development in the next ten to 20 years. prospects The entire of area designated on the map is considered to be that area which is most influenced by and which has the most influence on the City of Lapeer. HOUSING BASE The stock of housing units in the City increased between 1970 and 1980 by 33 percent despite a population decline of two There were, increase in 1980 almost 2,600 dwelling units in the City. came an increase in renter units of Along with an increase in multiple-family family housing is rental. housing The in multiple-family housing accounted for 65 percent the new housing gain. housing percent. However, occupancy; most multiple- since there are more rental than multiple-family units, it appears that a sizeable proportion of single-family homes are also being rented. The proportion substantially of rented since 1970. single-family homes increased This pattern is typical in a city of older housing stock and with an aging population. While than are 42 percent of Lapeer's nousing is 10 percent of the housing in the multiple-family. Rental multiple-family, four less adjacent townships prices in the City ~re generally sn~ewhat lower than in other Lapeer area communities as are sales prices. 5 home �Lower priced and/or multiple-family housing is older childless households, parent families. ability families. retirees, attractive young adults and to single- The lower value of homes in the City creates an for the City to serve the starter housing needs of young Substantially higher incomes are required to meet the higher housing values in the surrounding townships. 6 �HOUSING MAINTENANCE AND INFRASTRUCTURE CONDITIONS In the survey a housing and environmental summer of 1984, conducted was throughout the conditions City's res.ident ial The purpose of the study Pas twofold: to obtain a neighborhoods. general, objective evaluation of the City's housing stock and to evaluate the general street and sidewalk conditions and the general "housekeeping" on individual lots. A rating system was utilized in both surveys and tabulated and mapped. geographic the the results Quality levels were assigned to the five areas considered as neighborhoods for the purpose study. of These five areas are the five enumeration districts defined by the Census for the City. Ratings Each residential categories. blockfront structure Following was 1. classification, calculated "Housing Conditions" map. was classified and an into one average graphically of four for each recorded on the or no The classifications were: Sound Structures - Inclusive of buildings with few minor observable structural deficiencies. 2. Stable and minor Conservation - Inclusive of buildings characterized by minor physical decay, most likely reparable by their owners. 3. Major Conservation not generally - Includes buildings decayed to a correctable by maintenance. 7 homeowners through point normal �4. Substandard in - Structures this require category a combination of major repairs beyond a reasonable and prudent Generally, the repair costs would represent a major point. proportion of the property value after repair . In addition to street, environmental Among the sidewalk and housing inadequacies, other problems were found scattered throughout the City. most common of these were litter, junk cars and inadequate trash storage . Full discussion of the findings of the survey as well as supportive maps can be found in the Memorandum dated August, 1984 "Housing Conditions." However, some major highlights are as occupancy of single-family homes does not appear to follows: Renter directly affect housing and environmental neighborhoods conditions. The with the highest proportion of home ownership appeared to have equal or more (litter , junk cars, environmental deficiencies trash storage inadequacies) than those with high renter proportions . Further, several multiple-family based This where areas is renter dominated single-, (usually conversions appeared to be in the particularly from process two- and small single-family) of the case in areas north of some of the City's oldest and largest and formerly single-family housing is located. 8 upgrading . the CBD single-family �The greatest proportion concentrated percent in the of residential City's southeast of the housing is in need of deterioration quadrant major where repair. is 49 This neighborhood contains a high concentration of older, smaller homes on small lots, intermixed with industrial uses in some areas. Further, it has a high proportion of streets in poor repair and has poorly maintained or no sidewalks in several areas. This neighborhood concentrations has has one of the of senior citizens in the City and yet a wide distribution of other age groups. fact highest Despite that its median household income is second highest also the in the City, it is also characterized by the highest proportion of households on public assistance and social security. This great diversity indicates that within the neighborhood, there are concentrations of maintained housing units, many located on poorly streets these with older, inadequate sidewalks. "pocket" areas also contain smaller less repaired It is estimated the majority well of that the neighborhood's lower income families and households. Street and neighborhood City, sidewalk conditions are quality. deteriorating environment and In often predictors the southeast quadrant housing, poor street and found in the same areas. 9 negative sidewalk of of the · residential conditions are �It was concluded from the housing and environmental surveys that programs of housing conservation and neighborhood infrastructure maintenance and repair are needed. The following Existing Land Use Map identifies the locations the City's various residential areas. 10 of �35 36 O ftEC:ON TOWHS HI I' . .., 2 t_ --1 I I .:·· :,::-.,, £] L A P E E R H O M ::::: ..::: 02 •, . E 11 t,:::;:;:;:;:;::J SI N GLE t:'.:'.:::1 MULTIPLE - COMMERCIAL 8 TWO FA M ILY RESIDENTIAL FAMILY RESIDENTIAL ~ OFFICE ~ INDUSTR I AL - SCHOOLS ~ PARKS 8 OPEN SPACE ~ PUBLIC B, g CHURCHES - PARKING 1!1111 UTILIT I ES SEMI - PUBLIC B, I NSTITUTIONS 16 EXISTING LAND USE CIT Y OF LAPEER MICHIGAN I O ,oo tOOO 1500 SC A Ll IN r((T JANUAlt V, 19811 vi li can • 1,man a a11oc iat11 inc . commun i ty plann ing conaultanu �EXISTING AND POTENTIAL RETAIL AND OFFICE CONDITIONS IN THE CBD A retail and office market analysis was undertaken to areas of strengths and weakness within the CBD. identify The result of the study was the identification of potential land area needs for future retail and office uses. analysis This was then linked to a design of the CBD regarding potential expansion opportunities. Basic findings of the study are summarized below. The memorandum report "Retail and Office Market Analysis for the Lapeer Business District," dated February 4, 1985, Central provides additional detail beyond that herein summarized. THE LAPEER RETAIL TRADE AREA The trade area of the Lapeer CBD is quite small with respect its draw of potential convenience store customers county-wide relative to comparison shoppers. does not contrast, comparison retail the convenience centers in the ~ity and the fact that have any significantly sized Lapeer CBD has the convenience largest shoppina facilities in the county. almost This difference is due to the presence and proximity of three competing oriented and to the CBD store. In concentration of The draw of such stores fades, however, as the distance from the CBD increases and the distance to other comparison center opportunities decreases. The convenience and comparison market boundaries are portrayed on the following map. 11 �I : ! ,--,~;~ :----------,----------1 D•'"' ! T U S C IQ L 0.NMARK i JU IV / ArTA I :---------- ~vASU" I I I : I NO I ANF I ----------r------ 1 r+-i I : TUSCOLA VASSAR I : 1 FR£MONT : I : I ~COMPARISON MARKET ARBELA ! [] /# I ,, I l I : THETFORD : , I I : I• 1 Is I OLIJ MI I A'I IL.t.( : o oeGOIV: I E E 1 1 IT/; 1 <LMoR ~-:.. 1: • : L Ii I L:2J I "O"H' I I &IIIANCH 7' L[Tt[ I I I 1 FLYNN I • -~J-: ------r-·--+ "" ~ t--; • MAPLE I ---~----- -l---:--- -----I MA YF1,: o ~!}•1 EJ"'" ; : NORTH BRANC~ :r- •~•• EL~ I : i tCONVE,PIENCE MARKET; l I I 0££RF I ELD I : WAr,RrowN 1- -'----------7----------- ,--' I : SUR I NGTON\f--- ~ :::.-.-::.::.-1---'.' .':'.' .'. __ I-- -~--/·L-·~· -A-\~ t-: ---G:E N E [E],u •_____ )_l5lCT ____ J I 1 I iMARA TriON :I [J : RICH ~ : A C : 1 ' 1 CLIHOltO ' - I I OTTER 1,..t.K[ FOREST ~A L,rr, -~-_z ! MI LLINGTON~ :,• t [tf, I cusr,R ::, L N : : _J - · - · - - - · I KOYLTO~• ·•-- ➔-• - - - • ~....• : 't#A;ERTOWN. : : DAYTON .. a, viu. E , : s: A I I : ~~~:~~~l_ __________ l_~g~·-T___ _f r I I MOOR, J:_~,iJ~o: ____ i__ I l I 1,rn,.Lll'iitGTON ! 1< 1tvGsroN I _________ r"--------,- : I w, u s ~~-~, I ~---- ------t----------: I I I I : I 1 ---~,: _________ Ji,,----------1--- ------r----------~---------i E E E : I ARCAD I A ,' GOODLAND • [I] VAL.Leri ' I LYNN I I ; I 1 W[ l.\ltN : I BROCKWAY GREENWOOD I 1 1 1 • -----------t----------~-- ------- f l·ti 9 I I s T. : C L AI I R I I fr:"°'."~:-:-,+----;,,,;._· .. . A "I' CJTY 1 £1,1M£Tr KC NOCK££ r-..: : ~.~c -; ---------- I- --------r- --------:' --- --r---(-- -J ;::-r---------- -r---I El. 8A I : f""1, LJ DAVISON :I -+-• GRANO SLANC t ! • \ • \ LLr' : GROVELAND :o ~ ~ A K : I t LAPEER : l : I I M LAY I ORT/I'" □ i DRYDEN : ROSE I SPRJ.'r/GFl£LD : 0" T •~• • 1 : L [O""A'-0 t::;:;..I' o • TO Nv 10..1.. E L A N D : fMMff""" : R ILEY ' 0Al(LAN0 , •• , 0 I • ~ -------- '-- I I sRuc, : WALES w[111 1i>~1s •--;- ARMADA A001s0N I ORION I I I w-z~• : :1NOEP£NO£NC£ 1 I BERL I N 111 ~ f--- .DJ,•,,+----. -- _ll _--------T ::~~'.---+------- -t,. I9 L I ,, OXFO: : : ' " • ~ l I METAMORA I I : I 9, ..o•• : : M· 2 1 ATT I JA I SR~:::·r-- ~ . . I .I HAOLU : -·~--- I ·,,, AT LAS : I ~ I I ~i RIC>fMONO ,Q : -----,r;;-c- -o-jM-a-- ,·-----• im ~ I WASH I NGrrN I I I RAY LENOX I I VILie.AN LE'4AN &: ASSOCIATES. INC. Com_,,..,,,~ ,u.,,..,.. c-""',..,.n 0 I t ! 4 COMPETING RETAIL CENTERS CONVENIENCE CENTERS I. ANCHOR STOR[ : KROGfRS 2. &NC HOR STOfl[9 : 1(-MAIIT, HAMAOV ,000 C[NT[R 3. ANCHOR STOR[S : 30 DISCOUNT, HAMAOY BROTM[RS FOOD IORK[T 4. COLUM81AVILL£ CENTRAL BUSINESS OISTRICT 5. fr\lOATH BRANCH CENTRAL BUSINESS DISTRICT COMPARISON CENTERS A ANCHOR STORES : A a P, 0 a C VARIETY, PERRY DRUGS a HOME CENTERS I MLAY CITY CENTRAL BUSIMESS DISTRICT a COLUMBUS C OXFORD CENTRAL BUSINESS DISTRICT 0 EASTLAND "IALL, ANCHOR STORES: J, C. PENNY, THE FAIR M · 24 CO MMERC IAL E CARO CENTRAL BUSINESS OISTIIIICT F llilARLETTE CENTRAL BUS l ~ESS DISTRICT G GENESEE VALLEY WALL LAPEER CENTRAL BUSINESS DISTRICT TRADE AREA ~ 6 �Consumer Demographics The convenience market contained, in 1984, an estimated 7,000 persons with 55,300 persons in the larger comparison market. 2005 these areas respectively. may contai ~ over 9,800 It and 87,000 By persons, is from the larger comparison market that the greatest share of CBD sales will be derived. Expenditure potential is dependent upon a variety of data which are income, tenure, age, race, number and age of children, housing education potential retail of among and vehicle The ownership. market area residents was examined uses appropriate to a central business the potential for auto sales, expenditure for types of Thus, district. car wash, car repair, lumber yard, nursery and the like was not examined. expenditure The potential per person, multiplied by the population of the market areas, divided by estimates of sales per square foot, markets. When yields the retail floor space supportable then provides one of the market is allocated factors gauged. bases for evaluating the in order for the to gauge whether CBD type uses the should present future be This land area expanded. Other examined which impact projections of future market share are the historical strengths and weaknesses of the City's sales This share and thence floor space potential of the CBD. done the compared to the existing floor space in the CBD, the present "market share" held by the CBD can be share by and anticipated changes in shopping habits markets changing demographics. due retail to the �Future Space Requirements The it following table provides a summary of retail floor space existed in the summer of 1984 in the City future composition by 2005. and its as likely The rationale behind the forecasted increase or decrease in retail floor space is briefly highlighted below . Food Stores parking and difficult store - While full line supermarkets have loading area requirements to provide in most downtowns , potential Consisting of which buildings, render there is a niche which can be developed in specialty food stores, possibly them food- the CBD . with some limited in-store ,dining space, such stores are complementary uses to office and active comparison stores in the CBD . 13 �TABLE 1 CURRENT MARKET SHARE AND FUTURE FLOOR AREA REQUIREMENTS LAPEER CENTRAL BUSINESS DISTRICT Future 2005) Current 1984) Floor Market Floor Market Share Space(Sq.Ft.) Share Space(Sq.Ft.) (2) (1) CONVENIENCE STORES Food Hardware Drugs Personal Services Other Convenience Total COMPARISON STORES General Merchandise Furniture & Appliances Apparel & Accessories Other Comparison Total AUTOMOBILE PARTS ENTERTAINMENT EATING & DRINKING GRAND TOTAL 4,100 24,900 4,000 34,900 16 %-CV 72 %-CM 53 %-CV 51 %-CM (2) 9,000 24,900 4,000 27,700 (2) 25 %-CV 45 %-CM 38 %-CV 30 %-CM 65,600 67,900 14 %-CM 67 %-CM 21 %-CM 36 %-CM 45,800 39,600 41 ·, 500 44,800 45,800 51,300 63,000 59,500 9 %-CM 55 %-CM 20 %-CM 30 %-CM 219,600 171,700 14,500 37 %-CM 14,500 23 %-CM 5,300 33 %-CM 5,300 21 %-CM 16,200 14 %-CM 36,000 20 %-CM 341,000 275,600 CV = Market share taken as a percent of convenience area supportable floor space. CM = Market share taken as a percent of c omparison area supportable floor space. (1) Provided by the City of Lapeer. Includes basement and upper floors when actively used as storage or sales space. However, gross floor area may be overstated due to inclusion of inefficiently used space as storage. Areas rounded to nearest 100 %. (2 ) Estimated a n d for ec asted b y Vilica n -L e man & Associat e s, Inc. 14 �Hardwares - The two CBD stores which now exist are the hardware total in town, stores are among the only four comparison market, in areas and are estimated to be the As the in sales throughout the county. dominant in . change. this competitive situation may the most outlying the county develop and gain additional stores their own, only of Thus, no future floor space for this use is forecast in the CBD. Personal Services Lapeer CBD is facilities. in - This type domin~ted by of retail three service commercial in recreation These account for 48 percent of all floor space personal service establishments. The three outlets represent the full range of health/exercize facilities. is unlikely increases this the that even with future market area population the CBD could support additional floor nature. In fact, It space there may be some decline of of the present space if consumer leisure preferences change. Drugstores replaced four - The CBD's sole drugstore has by another non-drugstore retailer. in the City, county. The and one of several more presence of numerous the market area somewhat reduces prospects for a additional drugstore space been It was one of throughout other throughout however, recently the drugstores the in potential the CBD, drugstore should be located in the CBD to most centrally serve the concentrated nearby residential area and as a convenience to other CBD shoppers. 15 �General Merchandise Stores throughout their - Full line stores of this type Michigan have been gradually converting more floor space to apparel and accessories. Many of have shifted their hardgoods sales to a catalogue-only basis - or dropped them altogether thus becoming a different class retail . Given facilities County, at these tren i s centers near and the Flint extensive and of shopping northern Oakland no increase in general merchandise type floor space is anticipated in the CBD . Furniture and Appliances gradually lost sales - Both City and county category . in this retail have This is anticipated to continue , at least at full line appliance and furniture stores. However, a market niche exists for an increase in floor space for specialty · home accessory stores in video, the CBD . Such stores, featuring computer, shelving, may good expansion potential. have lighting, antique, china and similar acces s ories An increase in floor space to include these specialty stores is thus anticipated . Apparel and Accessories majority most CBD is the focus of the City and market area's apparel likely apparel - The will continue to fill this role . of the stores and The CBD's stores have exhibited a greater sales strength than other similar stores in the county. It is estimated that it would be feasible for the CBD's mix of apparel stores to substantially be augmented with a greater mix and diversity of these retail store types. 16 �Other Comparison - Given the anticipated increase in leisure time, income and education of the market area residents, the present likely wide mix of other comparison increase. Among stores should, most key areas offering potential specialty jood stores such as health foods, are foods, gourmet liquor, and the like. Eating and Drinking - For the same reasons that the increase in other increased comparison stores is anticipated, demand so too is an for restaurants forecasted for the CBD provided such facilities are well designed, promoted, have convenient parking and are well managed . A "restaurant within a district" can create an downtown. image of vitality The presence of the majority of the county's retail and office space in the CBD offers a natural day ti~e and weekend market base for CBD restaurants. Retail Employment Based future could on a survey of current space utilization in the retail space needs, increase by 2005 retail oriented CBD employment from the estimated 1984 level of 490 persons 750 persons . 17 and to �OFFICE MARKET ANALYSIS A total of 153,900 square feet of private office space exists in the CBD. An additional 103,800 square feet is owned and occupied by the City and county. was The 1984 vacancy rate of private space The 1984 rate for commercial space less than five percent. was also near this amount. Office employment is an aspect of the rapidly economy which includes restaurants, recreation, business services, growing service. health clubs, personal care, legal and .medical services, and the like. It is estimated that, in 1984, the CBD contained 30 percent of the private sector office employment in the county (approximately 400 persons). gaining an Office increasing anticipated homes service employment proportion of all is employment. that growth in this employment sector will in the CBD as well. private related rapidly It is continue However, because of the inclination of many office employees to work close to or even in their own and the prospects for small office growth in the county as a result, no further increase in CBD share of office employment is anticipated. Even wide at the present 30 percent share, gain, 760 total private with a forecasted county- office employees could anticipated in the CBD - an increase of 350 over current During the basic work week, at any one time, 329 employees. 18 be levels. the gain would be �At an average employee of 285 gross square per main work shift, space is needed. feet per private sector 93,800 square feet of new · office Including public sector employment in private office space, the total new space needed is 99,000 square feet. Since almost all present vacant office space is fully reusable, the net demand for new space is for roughly 92 ; 000 square feet. LAND AREA REQUIREMENTS With an additional 65,000 square feet of retail space and almost 92,000 square feet of office space forecasted as needed by a total land area of 8.3 acres may be needed. This 2005, area is inclusive of parking, loading, setbacks and building ground floor area. CBD EXPANSION OPPORTUNITIES The following conditions in map provides a graphic analysis of the CBD and the opportunities for the CBD needed to accommodate future retail and office space. section existing expansion The next of this report links this analysis to present and future parking needs and solutions. 19 �Ga~Strc.dur6 •f""' qua-lirq shwld ts (81M • Co~wnef;;J fX/?!:':f'~ !/wl5rtlffl w- ~ P.IAl {;;lei£ f-,,11fr. epsfi,1 ~ Bndf ~~ WJJ iJflll,?77/llt ~>~ffi{@h '/JLLLLJll1/L l) a~ S@ II vfD- 1(1/ue ~idarice _ _ _,,... :i'dfir~a~3. S'tn.dws . !J!Ji/~;;;~# ~1 - ~ - - - C/6'.Jran:.e. f,a) izJ H 'o ~ CE N TR AL B US I N ES S D I ST R I CT AN ALY S I S CITY OF LAPEER MICHIGAN �CBD PARKING PROBLEMS AND POTENTIALS EXISTING PARKING SITUATION Based in on a comparison of existing retail and office floor space the CBD to the number of parking spaces needed to efficiently serve that floor space, the following three main problem areas can be identified: An insufficient number of parking spaces provided to meet present demand (a 688 space shortfall). An inadequate balance in the proper distribution of spaces (demand and supply are often separated parking by great distances). Unfavorable or improper use of key parking spaces in the CBD (the use of spaces most attractive to customers by employees). The following map provides a summary of present needs compared to the present supply of spaces. employee vehicles, Additional the report parking The location of as derived from a City survey is also noted. maps and discussion of these issues may be entitled space "Parking Study Business District," June 6, 1985. 20 for the Lapeer found in Central �. . ~ ~ ~ ~ ~ ; ~ .....,,,.~--------+-,'-'T --....----~,-------....;. ~"""!!""-.....iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii~~,.,.. ~~ 557 6 0 0 22 C 8 17 f 16 48 41 (7 ) 9 ~ I l ~ I■ D I W~,, I ()JJH-H-l-ld 78 @ '"~ 1D g0 UtU ~ .,.,.,. . . . . . .-.-. -:-,-:D· D :I~~usI: I t_:::_·•• ;:_: ·.-.·.• ... . . ·-·-· ·.-.-. · ·· ·· .. · ._,"_ ,, _ _,._., 88 , I ■ WllH'l 1 @ 2.97 58 (239 v) ■ - ■ -■-------■;;;.. ■ -:-• ~ -•-■,'-'!_■ -■• 1 ]J 80 I 205 61 134 98 -72II 36 ■ [ i~ :J_:::t::·:::m _ ® ( 11 3) ~• ---• I ::-:::.W{) -•·.-•,. ,1:-_1 ·_,IL,,__·lhlJ , ■ ■----·r:-■:: c:i8CJ=i.,■c;: :c:i. . ,-f1Jf 1!~1 :::::::: :, 20 1 128 ILJII . • ■ ■ ■ - ■ ~ : ., -------1-66- ■ bJJ1 ~ tmU4J:t:l H~ BLOCK BOUN DARY BLOCK NU MB ER BLOCK ANALYSIS 00 00 00 PARKING NEED · rs ~~~~-~ - ._;;;;;.;;.._-II-,.c•=- =...;;;;_=•=-.:.~_,.,-,-~,,.,._,.;:: ~';-~--.L. :, ~-7=-:i:;~~=-;;;===±:--=~ t=~~~i~='~----~ ____:-'==~ =n ~ =-;:;::,~:=.~;:r: :~.~=-«-1"■- ~-_-_-_-_-=-=~---_'.:.:_~ ,: .., • • ' I •· ' p■ EX I STING PARK I NG EXCESS (DEFICIENCY) ■ -I B BLOCK GROUP BOUNDARY .:: 375 BLOCK GROUP LETTER F BLOCK GROUP ANALYSI S 000 · 000 0 00 PARKING NEEO EXISTING PARKING EX'i:ESS (DEF IC IENCY) E MPLOYEE OCCUPlED PARKING 82 SCALE 1": 100 ' PARKING SPACE NEEDS CENTRAL BUSINESS DISTRICT PARKING STUDY CIT Y OF L AP E ER M ICHI GAN 4 40s @ 143 .u,r13iu+Httt11HHf1tMtHHHTHlHif1 J:U.rt.U:U·J---n:tmmnn+lll l:'IJ'Ht H:f:f:lf:I:fl fil .:J VILICAN ·LEMAN & ASSOCIATES, INC. Com!f\un lty Prarining Con,ul tan ts �FUTURE PARKING NEEDS The retail and office market analysis for new businesses. A indicated future support · With such businesses , comes parking demand . need for 621 future parking spaces will result from these or will expanded uses . total maximum The present and anticipated space deficiency by the year 2005, impractical to new fully 1,309 spaces . While provide all 1 , 309 spaces in it the may be CBD, a ~£fort toward achieving these spaces is needed in order to maintain and enhance the CBD's viability and vitality . The Central Business District Analysis map identified directions of growth for new retail and office floor space supporting parking areas . appears to be the most this reasonable along with concept is to create, over time , a some more configuration as opposed to a long rectangular one . will more make a and Basically a north-south growth pattern expansion east to take advantage of riverfront views . of potential efficient and, therefore , more slight The intent square CBD The square effective downtown. ALTERNATE SOLUTIONS While the obvious solution to numerically insufficient parking is more parking, providing more parking in a developed area is highly involved and expensive undertaking . 21 a �Also providing impact of additional parking may still poor distribution and conflicts. Yet, the of too few spaces. impact locating the resolve long-term/shdrt-term the park~ng resolving these latter two problems can lessen Further, if care is taken in new spaces to place them in the areas of greatest need, problems of distribution and numbers partially resolved. the not can be, at least, The three problems are thus inter-related to point that careful resolution of one can positively impact the others. New Space Development Two basic alternatives can be taken to resolve the problems of too few spaces and inadequate distribution: Building new surface lots. Building a system of parking ramps in conjunction with new surface lots. The main difference between these two alternatives is convenience versus cost. However, in highly developed areas like CBD, developing sufficient both the distribution and numbers problem would cost much as the combined system. of Lapeer's new surface parking lots to impact nearly as Further, with a surface only system the scale needed to serve the CBD, arise: 22 several land use problems �Parking areas might preempt areas better used for new CBD growth. Large surface parking areas can create major interruptions thereby discouraging pedestrian in extensive shopper movement, shopping trips since the cohesion of the retail core would be reduced . Large surface residential lot development may relocation problems result and in substantial contribute destabilization of contiguous residential areas impacted to by such lots . The most likely, least expensive locations for large surface lots are away from the CBD core, resulting in greater shopper inconvenience. A mixed, phased , surface lot-ramp system offers a reasonable use of land while maintaining the compactness of the it can CBD . Further, take advantage of the river-ward slope of the southerly CBD fringe for both parking ramp and retail/office uses . The following map presents a graphic portrayal of the surface lot - ramp system. of Also shown are potential locations/configurations future commercial and office uses. This display highlights the significance of Farmer's Creek and links both the creek the adjacent park area to the CBD. 23 and �r--, LAW I I I I I I I ill.LI ():11:1:1111~ ® Q) ~~~~=~--~~---,.; w z E::J~ 111111111 [I COMMERCIAL/ EXPANSION ~ii:ii:ii:ii:ii:~i-=--.:::---<J I J / ----- ~-4 ... a: ::, 0 I.> @ ::: : ill:::::::::::::::::: i I POTENTIAL OFFICE a RETAIL I ~ VILICAN·LEMAN & ASSOCIATES, INC. D SCALE t"• 100' CENTRAL BUSINESS DISTRICT EXPANSION CITY OF LAPEER MICHIGAN Community Plannina Consull~nts �The surface lot - ramp alternative locations for retail and mercial uses Further, it would occur core, and takes advantage of the CBD's creekside presumes that much of the new in a new retail center, visually retail adjacent to and physically linked to the com- proximity. construction the existing core through various architectural treatments. Selective Use Of Parking The conflict between short-term space users (shoppers) and long- term users (employees) can only be partially alleviated new parking space development. through While it is recognized that CBD employees also shop in the CBD, they are not the principal source of business generation for CBD businesses. Prov iding a sufficient number of well distributed spaces must be coupled with a program for effective use of those spaces before problems can be resolved. for all three Otherwise, the most convenient spaces shoppers (those located nearest the stores) would still be generally unavailable for shopper use. A variety Combinations of solutions of meters, exist fines, to resolve this parking permits and problem. designated long-term parking areas are among the possible solutions. all Key to of them is an understanding by CBD businessmen that employee use of convenient spaces is a problem, to carry out the solution s e lect e d. 24 coupled with a conviction �RECREATION NEEDS, CONDITIONS AND POTENTIALS EXISTING CONDITIONS Lapeer's dominance in the as well as county seat City-owned influence while parks. is the county as a retail and office also affects the population served by its From a recreational standpoint, greatest on the four 1980 center Census adjacent lists the City's the City's townships. Thus, population as 6,198 persons, the City provides a major support base for almost 30,000 people. A variety provide of regional, school district and private recreational opportunities for the City's facilities residents in addition to approximately 122.5 acres of City-owned parks. Within an hour's drive of the City are several county parks, regional facilities of which three offer water-based twelve State recreation facilities and ten State four major recreation, game areas. These large recreation areas total in excess of 135,000 acres. Within the immediate Lapeer area, recreational field games, opportunities, court eight public schools primarily provide consisting of areas games and gymnasium play. There are for ten private recreation facilities in the area of which six are in the City. With the exception of one establishment specializing baseball/softball facilities, offer not elsewhere duplicated at public facilities the private facilities. 25 recreation in concerns or school �Among the center, City's own facilities are nine and a travel trailer park. parks, a recreation Almost one-half of all City park land is located within floodplains or wetlands with much of the land unusable for portions of the year as a result. Usage the of City the school recreational facilities is and schools, coordination. Because requiring extensive This is community-based the fall season, a particular concern in and usage is high. community access be afforded until the evenings and even then some arise. between cooperation of this dual scheduling, Because school programs have priority use, not shared the indoor programs in the gymnasiums. may conflicts scheduling of Also, during heavy demand is placed on all available field areas by football and soccer enthusiasts. The City has the only formal park system in the immediate As a result, area. each fair weather weekend, Cramton and Rowden Parks are host to family gatherings and reunions . While non-resident fees can help defray program costs, such an approach to park and facility use is not always possible. The following map identifies the location of the City, school and private recreation in the Lapeer area and Table 2 facilities at each site. 26 describes the �j II] ---------... _____ _ I I I I I I I -- -7 I I ·------7 i I I i i I I KEV: 0 □ ◊ I PARKS AND RECREATION AREA i SCHOOLS PRIVATE RECREATION I I I I_ ______ _ ..a... I I LAPEER AREA RECREATION FACILITIES I L_______________________ L I O m 600 SCALE 1200 IN FEET 1800 I I ! I I c ,-T v· a i=-'tA p EE R--M ic-Hi G-AN �TABLE 2 INVBNTORY OF LAPEER AREA RECREATION FACILITIES I -g I Ij ~ I .c C1J ..-t .-I Cl 0 0 p., s;:: H I ,-I Cl) .0 µ I I C/) C/) I 'O s;:: 4-1 0 I I C1J P'.l ::, I C1J C1l .0 ,..:i µ Cl) Cl) ~ 0 r/) s;:: C1J C1J u P'.l C1J E: s;:: ·rl C1l Cl) E: I-< 0 s;:: 0. I en r/) eC1J r/) :>, c., u ::i:: ..-t H ::, .-I ·rl µ s;:: < 0 Cl) r/) 'O I-< s;:: < 0 .c ..-t bO C1J l ~ I p., I I ..-t C1J e ::, p., bO ;,-, ,.,H C1J Cl) ,-I Qi ~ p.. I Audobon Park_ _ _ _ _ _ _-+--~--+----t--•-I I 3 . Cram ton Park I_ • -· 4 E. Annrook Park I I - • -5 - , -H_e_n_l~y Rec. Ctr. (1) - · - - - • I 6 I Rotary Park 2 --l I I -- ~ 2 _ • ! • 0 C/) ...__ s;:: s;:: ·rl µ C1J ~ C/) ..-t I I !I µ I .-I .-I C1J bO ..-t I I s;:: E: E: 'O 'O .D Cl) ,-I C/) 0 0 ..-t ~ C/) µ I I r/) ;l I-< ::, 0 u r/) Cl) Cl) 0. I-< .-I .-I C1J u ...__ .D ~ I-< Cl) u ,-I r/) C1J C1J C1l I-< H Cl) ;3 I P'.l .D C1J H Cl) ::, p::: ::i:: I I "O ,-I "M u H ~ _ _______ - - - r - ___ ~ _,_____ e 1 I - ~ - I • I 2 • I 3 ___ _ _ ___ - µ µ u I I-< 0 0 'O ::, p., bO I > 0 ::, ::, p., ~ 4-1 I - • ,_ •• •• • I ,- I µ µ µ ,--1 0 c., 0 bO C1J I I 0 I I-< 0. 0. < ..__, s;:: ·rl µ µ «I C/) I P'.l ti I I I ---=---~.::.=..:..:..::~.:....c::..::.::::..:__ _ _ _ _ _ _ 8 ,_ 9 I 11 I ,_____ 12_ _ -; I I 5 1 2 I L ____.__ I ---------+I--+---' l -+-I ' -1 - ;-,______;_ - •· I 2 I I 4 2 12 i ~m::;;r 7 4 5 3 ~ 1 7 11 I ---,---------'--4--1 --·.=:-· t~=-l.__J_-+,~- __;_-_-_---"-f_:-----'---t~-'.- - - -_-·::==+-----~-~~ ::::i_e _s _ _ _ _ _-+-- 2 - - - + - - - - - • - _____ -+----~---1-I 4 ,---, 3 -,~- I I Zemmer Jr. High I I 1 ,.._2 3 4 Bishop Kelly (2) Subtotal Private Facilities I . - --Woody's Gym __ __ _~ Lapeer Healtl_l Sp!:_ _____ ! Lapeer Country Club Lapeer Court Club I , 4 ' 2 8 - 6 I I • ~ +--f----_, : _ ----f----J----J-- 6 1 =.· J L_l - ~8 2 3 2 I -- J _I 1 8 122.5 _ ----l-----t-----1,-- ______ 1, I -, ->-- - ----· ,____ -- - ----- I ....-- 7-=__ I I 3- J_ _ 1 >- ·= ~ J,_--.'-~=:-_- lf-1L ~ --i -=~='~ - - {' / __ _ J 1 - - - - j - 7 - -4-:- I - - - -4 ~ - ---,, • 7 65 __,_I -- _ t- _____ -1-- · I 52 i - 62 -- 9.7 ~ 47 - -I - - 'I ~- (3) 8 - I 13 1- 1 -T -== <3 > 1 191.7 I J - One hundred year old former church. (2) Private schools. (3) Shared grounds. SOURCE: City of Lapeer Parks and Recreation Department. (1) • , I .f---- 1---7:;___-=S-=ch =-1=. -c=--=k=-=l=-e--=r--=-::::E'le :-'-- m - .- -----c!--+---..!.l---+-----+I----L!_ _ji!__•----+I----L;-_jll-----1-l--'---= • -+--+--+------1i------+---+---t--+----+--+--+---+I-----=_ 8 - -5 I I ~-..__-1----- -- · - -- ___ • -+-----r--- - - ~_ -7 . 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I -~ --J J ---i- • P_a_r_k_ D_e_p_t_._ O~p_e__ n_ Space _ __ j __ Subtotal ! <---<--- - ~ p::: X I j __ J --,- -+---+------:------1------1-----,r---+---+---1_ 2 ! ____ I_ I . ,-... X Cl) 0 0 p., Qi <ll ;l 0 P'.l 0 0 p., r/) I I I I Qi ·rl .-I O' u C1l ~1 .-I µ .c µ Cl) r/) Cl) .D C/) µ C1J H .-I .-I C1J C1J s;:: Cl) I ~ ·rl s;:: I ,-I I e I 12 ::, bO Map City Parks And I I Code Recreation Facilities 1--=--l=--=--=-A - n-n=--rc.::oc.::oc.::k--=--=P:..:ac.::r:..:k~-=-=~::..:---=----+--------'-1----!f---t--+---+----,---J;----;--• _=..=__ _ _ I 2 i - Cl) 0 ..__, I I u u bO 0 0 0 H u ·rl s;:: u !> Cl) I I I-< µ Cl) I f H 0 0 'O I I H Cl) ::, I Cl) I .j I . u s;:: ,-I .c µ u ,...., .-I .-I .-I C1J H 0 0 'O ,-... I I --- �Deficiencies An examination of applicable national recreational standards was made and present program participation levels were reviewed to identify the following City-level facility deficiencies: Modern 1. indoor pool and recreation The center. present center is quite old with inadequate parking areas ard a pool unsuitable for competitive use. 2. Development of a major park capable of multiple facility use. 3. Park land acquisition, since roughly floodplain half or other than wetlands and floodplains, of all City park wetlands, limiting its land is useful designated development potential. 4. Heavy diamond programming has not been able to keep pace with demand. Ball diamonds, soccer fields and ball tennis courts all operate at capacity and more are needed. 5. Special interest facilities - such as outdoor volleyball courts, senior citizen activity areas and the like are often mentioned facility shortages by area residents. A variety of neighborhood level deficiencies were identified the brief adopted Lapeer Park and Recreation Plan (of which this is summary). The reader is referred to that Plan additional detail on this and other areas discussed herein. 28 by a for �TRANSPORTATION CONDITIONS THE THOROFARE NETWORK The location of Lapeer at the crossroads of east-west interstate freeway I-69, M-24, makes and one of the major north-south State trunklines, the City readily accessible centers to the south (Pontiac-Detroit), to major population west (Flint), east (Port Huron - Sarnia, Canada) and north to the thumb agricultural and to Michigan's northern lakes and recreation areas. this area However, excellent location brings with it the problems generated by heavy traffic demands. The completion of I-69 has helped to alleviate traffic conflicts between The To businesses and through traffic for east-west travelers. same cannot be said for the north-south travelers adequately on M-24. address traffic needs of the through traveler well as those of local residents the overall roadway network Lapeer and its immediately surrounding area needs to be as for planned to accomplish the following: A thorofare system that affords maximum convenience, safety and efficiency in the movement of people and goods. The development and integration of local residential streets with a system of major and regional thorofares serving urban and rural areas. 29 �The provision of a system of thorofares within the City of Lapeer a~d its planning area which segregates commercial and through traffic from local residential streets, thereby implementing the objectives of planned communities. The goals streets and objectives to effectuate a planned and thorofares as well as other modes of network of transportation are more fully outlined in a later section of this report. THOROFARE STANDARDS In order to determine how streets should be must be a basis upon which to classify them. the basis determined of right-of-way from the amount widths of classified, there This can be done on which, in anticipated turn, traffic can and be the resultant number of lanes needed. Type Number of Moving Lanes Purpose Rightof-Way (a) Expressway High speed, long distance movements where traffic is heavy 6 or 8 (b) 300' - 350' Major Thorofare Long distance movernents where expected traffic is less than expressway, or where traffic demand is heavy for short distances 4, 100' - 150' Secondary Thorofare Through movements where traffic is relatively light 2 or 4 6, 8 86' Minor Access or service 2 60' or 66' (a) Figures in this column do not include service drives or parking lanes. (b) In rural areas 4 lanes generally sufficient 30 �THOROFARE PLAN Expressway its - The I-69 Freeway traverses the City of planning interchange the Road area in an east-west direction. Lapeer The and existing on Lapeer Road (Main) will afford access to and from A second interchange at CBD and the City. Lake will afford access to potential industrial, Nepessing commercial and residential lands in that area. Major Thorofares - To accommodate potential through traffic, traffic generated by proposed and existing land uses, and provide continuity to the existing street system, are proposed planning area. the following streets as major thorofares in the City of Lapeer and Each should have a 120 foot North-South Major Thorofares Lake Nepessing Road Millville Road Suncrest Lapeer (Main) Road (M-24) Saginaw - Clark Road Meyers, Morris East-West Major Thorofares Oregon Genesee (M-21) Demill, McCormick, Peppermill 31 right-of-way . its �The accomplishment of this major thorofare network will the extension require of Suncrest Road southwardly to connect with the extension of Denill Road, the extension of Denill Road westwardly to serve the vacant lands west of Main Street to Lake Nepessing Road and the connection of McCormick Street to Peppermill between the railroad and Saginaw Street. Secondary Thorofares - The secondary thorofare may carry traffic but would primarily serve local areas . to Their purpose is collect traffic from local streets or areas and move this the major thorofares. be through determined by to Consequently, future traffic volumes will traffic generated by adjacent land Normally these streets will require an 86 foot right-of-way . following are designated as secondary thorofares . North - South Collectors Hayes Road Farnsworth Road East-West Col l ectors Davis Lake Road Turill Road 32 uses . The �The remaining streets and roads would primarily function as local streets or minor thorofares. Programs for the elimination of through traffic in residential areas should be developed wherever possible. streets patterns . Such programs should jnclude the closing by creating cul-de-sacs, Bicycle of or otherwise modifying and pedestrian facilities, protected automobile traffic, should be created in appropriate areas . 33 minor street from �COMMUNITY FACILITY NEEDS One of which the features that makes Lapeer a desirable community to live and work is its attractive small town Community services desirable place. quickly slip into a state of decline. facilities atmosphere . play a significant role in making Without - adequate services a in Lapeer community a can Improvements to community must be a continuing on-going program . The recently initiated Capital Improvements budgetary program is an essential step in planning ahead within the community's spending ability to assure the continued maintenance of all of tl1e infrastructure structure needs of the City. UTILITIES The City enjoys an adequate source of water excellent sewage treatment plant . Objectives for improvement Community and and operates As outlined in the Goals Facilities, a program a continuing program for separation is a high priority item. of an and watermain storm/sanitary sewer The City will also need to address solid waste disposal for future years in consort with the on-going county planning effort . A regional solution for solid waste disposal is needed . Public Works Facilities - The City ' s public works facilities generally well improvement Services storage to area located the is and adequate appearance needed. of for the their purpose . Department The addition of indoor of are An Public space for of equipment and exterior landscaping would enhance the DPS site and provide a better neighborhood setting. 34 �Public Safety can offer - One its Residents of the most important services a residents is protection should from community crime enjoy not only actual security, and fire. but also its perception - they must not only be safe, but feel safe as well. Police and currently fire service in Lapeer is operates properly and in facilities efficiently growing communitv. at that a are high not level. It adequate to administer the services needed in a A new structure is needed in which all public safety operations can be consolidated. City Administrative Offices - Efficient city government a good working environment. located with structure. made available area area, is an inadequate in City Hall if police and fire services can The building should be renovated with especial p~eserve building to ~ts service centrally Adequate space for administrative personnel could be relocated. to respect Lapeer City Hall though requires its unique historic character. should include the provision of Renovation of attractive be care the pedestrian treatment and landscaping for the exterior of the building. The new post office site, across Nepessing Street from City Hall, should also receive landscape treatment in harmony with the Hall site. 35 City �GOALS & OBJECTIVES Establishing goals and objectives is the implementation of a rationally developed plan . first step toward �THE FUNCTrON OF GOALS AND OBJECTIVES In undertaking the Lapeer Master Plan update it is essential that clearly defined goals element be established. well explained Minneapolis - 1. Goals by and objectives relative to each plan The particular value of setting goals is Arnett W. Leslie in Goals for Central Its Function and Design: give direction public facilities, to those responsible for planning enabling them to prepare plans in closer accord with community desires. 2. They help to avoid confusion of basic issues with questions secondary or details and thus help achieve clearer and more pointed discussion of each. ' 3. . They can necessary create a common ground of agreement which when .many individuals and groups are is so actually involved in preparing and achieving plans. 4. They can prepare unwarranted, the way for achievement by Johnny-come-lately criticism warding when the off time comes to put a plan into effect. Over the course of the planning program, were these a variety of held with area businessmen and residents. sessions workshops The results are a series of goals and objectives which, of if implemented through the policies and implementation alternatives presented in this plan, will assist the realization of the plah. 16 �Thus, the plan preferences itself is a reflection of the attitudes of the City's residents and businessmen. In and other words , "Experts can make plans and directors can enforce them, but . in the long run, the only planning that will succeed is that which the public wants." Journal of the Town Planning Institute . 37 (Sir George Pepler, �GOALS, OBJECTIVES, POLICIES: RESIDENTIAL NEIGHBORHOODS Lapeer's residential maintained and signals , neighborhoods on the whole possess the amenities for good however, are becoming are well living. noticeable. The Danger five pressing problems existing in our neighborhoods include: most (1) Some deterioration in both the maintenance of dwellings and in outside housekeeping in older neighborhoods; Some overcrowding ( 2) in housing areas as a result of conversion of older single dwellings multi-family into neighborhoods Incompatible use; resulting land A (3) in uses, lack parking of on lawn particularly neighborhoods abutting business areas and in parking at curbs, some areas; the edges thorofares, an adverse impact on quiet residential living; high quality street surfacing, in ( 4) of resulting (5) A lack of gutters ahd sidewalks in some neighborhoods of the City . In recent years Lapeer has made significant progress in advancing its planning strengthening maintaining program, building municipal modernizing and housing services . its Zoning inspection These Ordinance, services, programs must and be continued, but all problems of deterioration cannot be avoided by these measures alone . GOAL PRESERVE FOR A SEGMENTS AND CONTINUOUSLY IMPROVE RESIDENTIAL AREAS AND CROSS OF SECTION OF HIGH QUALITY HOUSING SUITABLE POPULATION WHILE MAINTAINING SINGLE-FAMILY HOME. 38 EMPHASIS PROVIDE FOR ALL ON THE �OBJECTIVE I. Maintain and enhance the residential character of existing neighborhoods. POLICIES 1. Private action improvement to achieve of existing adequate properties maintenance can best accomplished through individual and neighborhood and through pressures of public opinion. superior efforts will require an effective and To be pride insure educational campaign. As part of implementing this policy, prepare the City should and regularly distribute information brochures explaining v',hich improvements can be made to property without increasing property taxes. 2. Through its action, the City must demonstrate an awareness of the construction gutters, need to improve of street sidewalks), neighborhoods. improvements as well planting and street maintenance, (paving, The curbs, as a program for tree should be foremost in this effort. 3. The City should provide the highest affordable level of City services to all residential areas of the City. 4. Residential areas should be protected from encroachment by incompatible land uses through careful of the Zoning Ordinance. 39 application �5. Through its housing assistance program the continue its active role in City should encouraging the rehabilitation of older housing in the community. 6. A visually attractive environment in residential areas The City should sponsor an annual should be promoted . paint-up/fix-up week with special emphasis on The City should continue housing and building code in- residential areas. 7. spection and enforcement for multi-family dwelling units. OBJECTIVE II. the Stabilize multiple-family) segments of housing mix (single-family, two-family, to provide housing opportunities Lapeer's present and future for residents all while maintaining the single-family character of the City. POLICIES 1. 2. Limit the conversion of single-family dwellings multi-family use in older single-family neighborhoods. Provide areas for new housing development with to a diverse housing stock for all income and age groups and with particular emphasis on single-family detached and attached (cluster) housing. 40 �3. zoning Develop standards to allow an efficiency apartment or a one bedroom apartment in older of the City as a special condition use in sections an owner- occupied single-family dwelling unit. 4. A housing mix dominated by single-family dwellings with no more than 40 percent multiple-family dwellings should be the year 2005 target for the City. OBJECTIVE III. Preserve and maintain structures of significant historical value and their immediate environment. POLICIES 1. Promote historic programs and matters. preservation information Brochures on which through historic contain educational preservation information historic preservation should be developed and on provided residents. 2. Continue Commission to support the efforts of the City's Historic in its preservation efforts in the older residential neighborhoods of the City. 3. The City should assist property owners to obtain public and private funding for use in restoration and preser- vation of historic structures and places. 41 �GOALS, OBJECTIVES, POLICIES: BUSINESS AREAS There are three distinct types of business areas within the City, each with The CBD is its own basic function: shopping core and office center for the County; the comparison the two shopping centers are major convenience uses for tre Lapeer area; highway business areas provide for fast-food and general shopping opportunities for the City and the larger and the retail county-level market. CENTRAL BUSINESS DISTRICT Lapeer's serving central business district is the dominant retail center a population in excess of 53,000 people. functioned The CBD well in recent years following the extensive has renewal activities of the early 1970's. The continued three strength of the CBD is of key importance business areas since its draw keeps shoppers coming town past the shopping centers and highway businesses, facilitating to the greater exposure of these less all into in effect concentrated retail uses. To continue region to serve as the prime retail center for some already apparent problems will need to be and room for growth will be necessary. need to be addressed include: improved; growing corrected Some of the problems that (1) A need for additional parking for both shoppers and employees; be a (2) Access to the CBD needs to (3) Pedestrian linkages need to be strengthened in 42 �some areas of the CBD; designated; (4) Space for future growth needs to (5) Store fronts and particularly the rear of stores need more unified treatment; the (6) Remodeling of pedestrianways and expansion of pedestrianway street furniture, be be undertaken; treatment (pavement, provision of public restrooms, T~e (7 ) lighting, etc.) needs to CBD needs to function as a management practices (business hours, unit with advertising, events, etc.) similar to those provided at shopping centers. Because of what ails it, improved without expansion, store decoration, for the central business district cannot be investment of private modernization, instance, must funds. Business landscaping and all be undertaken area exterior by private owners investing their own money. Furthermore, certain public remedies should have the support business interests. change and of Proposals to eliminate overhanging signs; to provisions of the zoning ordinance as it affects the CBD; to modify traffic routes have all been opposed by downtown businessmen in the past and have sometimes been defeated. Finally, to improvement justify the expenditure of public funds in the of a land area as large as that taken up by · the CBD, it must be shown that the investment will be worthwhile and not a losing proposition. arteries, provision Street closings, building of circumferential of off-street parking facilities, construction of pedestrian malls all cost a great deal of 43 and money. �Even such relatively inexpensive items as street trees, waste receptables, thousands street lighting, and potted designed plants cost of dollars and would be hard to justify in the absence of private investment in the future of the CBD. GOAL THROUGH ENHANCE EXTENSIVE GOVERNMENT-PRIVATE BUSINESS THE CBD's GROWTH OPPORTUNITIES TO ENABLE IT TO AS THE DOMINANT RETAIL CENTER IN THE LAPEER SERVICE MUST OF THE COOPERATION, AREA. BE DONE IN A FASHION SENSITIVE TO THE SMALL TOWN THE CITY, CONTINUE CHARACTER ASSURING THAT EACH NEW DEVELOPMENT CONTRIBUTES ECONOMIC VITALITY, THIS TO SERVICE CAPABILITY AND ATTRACTIVENESS OF THE CBD. OBJECTIVE I. ACCESSIBILITY east should - Access from the south and west as well be improved and the actual route to the as CBD should be better identified. POLICIES 1. FROM SOUTH a. Saginaw Street should be upgraded and the Saginaw Street bridge should be widened. b. The intersection of Saginaw and Genesee should analyzed for improvement of traffic safety. 44 be �2. FROM WEST a. Court Street is an important feeder from the and the south . west Left turn movements from Genesee Street should be improved to facilitate access to Court Street . 3. FROM EAST a. Turning movements at Pine be and Nepessing should from · a traffic standpoint relative a ~ alyzed to CBD access from the east. b. Signage north for traffic entering the CBD from via Oregon Street and from M-24 by way the of Park Street should be improved. OBJECTIVE II. CIRCULATION - An analysis of traffic flow in and around the CBD should be undertaken. POLICIES 1. AUTOMOBILE a. Traffic light timing should be coordinated . b. Alternatives to turning blo c ks should be studied . c. One way street alternatives should be analyzed. d. Expansion of the CBD must be carefully planned to the north and south to minimize traffic pedestrian conflicts on Park and Clay Streets . 45 �2. SERVICE VEHICLES a. Alley blockage by service vehicles should be hazards and water runoff problems at corrected . b. Winter ice service areas should be improved. 3. PEDESTRIAN a. Pedestrian should access to and from the rear of improved be from a stores traffic safety standpoint. b. Pedestrian crossings of CBD streets should be signalized as more stores are added to the CBD . c. Pedestrian interior access between stores through accessways should be use explored. of Second floor connections may also be feasible . OBJECTIVE III . PARKING convenient - Every effort should be made to increase customer parking with the emphasis first placed on providing at-grade parking . POLICIES 1. EMPLOYEES a. Continued effort must be made to discourage use of prime parking spaces by employees in the CBD . Among possibilities which may resolve these issues are: low Locating employee parking in remote lots at cost or no cost to the employee with possible 46 �shuttle system bus varying (employees at higher rate than providing (for providing a service; a both parking ramp for long employees and customer); term downtown cost parking residents); increasing meter rates to encourage more turnover near shops; or a combination of the above. 2. CUSTOMERS a. Prime parking space should continue to be metered until adequate space is available and convenient to all sections of the Central Business District. b. Prime location surface parking should be expanded wherever feasible for customer use. c. Areas of parking distribution deficiency on the north side of Nepessing should receive the highest priority for adding parking as suitable properties can be acquired. d. Various alternative methods of merchant parking validation should be pursued. e. Should parking decks prove financially feasible, the~r design to should be coordinated take advantage of topography changes and to assure that they do not have a negative impact appearance of the CBD or abutting areas. 47 on the �OBJECTIVE IV. SIZE OF CBD - The CBD will need to expand to keep pace with Future growth should be concentrated as market area growth. a compact business area conduclve to walk-in business and to provide for the continuation of the small town character that typifies Lapeer's CBD. POLICIES 1. WALKING DISTANCES a. Walking distances maximum of should be no greater 400 feet between stores and than a parking lots. b. The CBD should be lbnited in length to its current 1,400 foot dimension (Mason to Saginaw Street). 2. CBD GROWTH AREAS a. Future CBD growth to the north should be limited to the blocks abutting Park Street. b. Future CBD growth to the south should be limited by the river and park land. c. Advantages of a river and park-like setting should be pursued in expanding the CBD to the south. d. Possible pursued additional CBD expansion should be on existing parking lots provided parking can be replaced and expanded. 48 �3. CBD FRINGE a. The east side of Saginaw Street, of south should Nepessing, and business office uses both north be to and developed in the complement activities of the CBD. b. The west end of the business district containing the City Hall and new post office provides a entrance to the CBD. good The design and treatment of open spaces in this area is of prime importance. c. State and Federal offices should be encouraged to locate in the CBD and in the CBD fringe to create more shopper traffic as spinoff during lunch hours and after office hours. 4. OTHER BUSINESS GENERATORS a. The as Lapeer County Court House should be preserved a key downtown aesthetic Lapeer. and Ways historic should feature be found in for a fuller utilization of this structure and grounds. b. The court removed. house annex should For the short term, eventually be this structure may need to be utilized for office or commercial use. c. Office uses on the main business streets should be encouraged to utilize 2nd floor space or located so as not to utilize prime retail space. 49 be �A d. program property tenants should owners be to instituted lease space encourage to to who will be an asset to the appropriate retail core and to offices that help support the main function of the CBD. OBJECTIVE V. CBD APPEARANCE efficient and tasteful environment that will enhance the Central Business District as a - Provide a clean , place to do business and as a place in which all the citizens of Lapeer can take pride. POLICIES 1. ARCHITECTURAL a. The architectural style of the CBD should the the reflect City's historic character and should preserve old structures architectural style provided meet safety and building codes of such the City . b. No single motif should be promoted; however, the style of the early tradition of the City should be respected as it relates to any new construction in the CBD . c. Color coordination in both new construction and in remodeling old structures is essential . 50 �d. The rehabilitation of historic structures should be encouraged in every way possible. e. The provision of a downtown restroom facility should be explored. 2. THE SHOPPING STREET a. Additional decorative paving should be installed. b. Additional street tree planting in downtown should be undertaken. c. Parking lots should be beautified. d. Additional street furniture should be provided, including bike racks. e. Additional pedestrian lighting is necessary for both utility and for its decorative appeal. f. Both public controlled · should and private signage throughout the area. be discouraged. Parking needs to Flashing lot be signs locations should be distinctly signed. g. A study of the feasibility of relocating the present overhead power lines underground should be undertaken. h. A continuing improvement emphasis should be placed of rear store facades and on the entrances, including landscape treatment where appropriate. 51 �i. Alleys should be considered as pedestrianways and the use of alleys by trucks should be controlled. j. Merchants and property owners, in partnership with the City, should assist in the control of vandalism to both public and private property. k. Maintenance of public areas should be programmed on a regular basis. 3. RIVERFRONT a. Protection and beautification of the river and the integration of a park-like river setting for CBD expansion should be encouraged. b. All development near or adjacent to the river must respect the preservation of water quality and setting of this important natural feature. HIGHWAY BUSINESS AREAS At present, promote access appearance of these business streets does an appropriate image for the City to hazardous. to the and from businesses is of confused Lapeer. and not Traffic occasionally There is a lack of coordination of parking and access parking between businesses. The conversion of dwellings business use does little to promote a business street image. 52 to �Mixed land uses, such as businesses of a heavy, almost industrial character volumes intermingled of with customers, retail activities serving promote an unstable and often high unsightly business atmosphere. GOAL ENHANCE THE IMAGE AND OPERATION OF MAIN AND GENESEE SOUND BUSINESS WHILE MAINTAINING SERVICE STREETS AREAS AND AS ATTRACTIVE ENTRANCES TO AND IMPROVING UPON THE GENERAL THE AS CITY, BUSINESS NATURE OF THESE BUSINESS FRONTAGES TO PROVIDE FOR AND BOTH THE LOCAL RESIDENT AND THE TRANSIENT TRAVELER. OBJECTIVE I. Improve upon the appearance of business streets. POLICIES 1. Encourage owners private action by businessmen to improve and buildings and sites to property promote a better image for the business streets of Lapeer. 2. Businessmen for and property owner improvement committees both Genesee and Main Streets should be formed to actively pursue an improvement program. 3. Promote the development of vacant properties clearance of properties containing and the dwellings to facilitate suitable new business uses. 4. Discourage uses in the use of existing dwellings for business areas unless the dwellings historic significance. 53 business are of �5. Promote the removal of noncompatible uses of property in areas zoned for business use. 6. Continue to P-nforce strict sign controls submission of and sign proposals as a part of require site plan review procedures. 7. Prepare an improvement plan for both streets to include beautification measures. OBJECTIVE II. Improve traffic access to and from parking lot access and improve businesses, parking coordinate lots in both appearance and utility. POLICIES 1. Pursue the provision of marginal access connector drives between properties wherever feasible . 2. Promote joint driveway access wherever feasible between abutting access parcels points in order to reduce the number of from the for turning movements to and major traffic artery. 3. Require the provision of adequate off-street parking for all new construction and encourage the provision of adequate parking in areas where shortages now exist. 4. Require the surfacing and maintenance of all lots. 54 parking �5. Encourage tree planting and beautification of parking lots. SHOPPING CENTERS Lapeer's similar two shopping centers exhibit a number of to those of the general business streets in problems Lapeer. A more unified architectural theme at each center would improve the appearance and enhance the entrance to the City from the west and from the improved south . at Further, both centers Additional environment. landscape as does definition treatment the needs general to be pedestrian of parking versus traffic movement lanes is needed to both enhance the center's safety and to create a more conducive shopping environment . GOAL MAINTAIN, AND IMPROVE EXISTING SITES . THE THE CITY's SHOPPING VITALITY OF THESE CENTERS CENTERS ON THEIR SHOULD BE STRENGTHENED IN ORDER TO DISCOURAGE THE DEVELOPMENT OF ADDITIONAL SHOPPING CENTERS WHICH MIGHT WEAKEN THE MARKET SUPPORT FOR ALL EXISTING BUSINESS DEVELOPMENTS IN LAPEER . OBJECTIVE I. Provide a safe traffic pattern entering and leaving these centers as well as a safe internal circulation pattern. POLICIES 1. More clearly define traffic circulation, parking spaces and pedestrianways in shopping centers . 55 �2. Adequately maintain parking lots during all seasons of the year. 3. Enforce barrier-free parking areas. 4. Provide shopping cart corrals to reduce cart/parking space conflicts and facilitate quicker cart pickups. OBJECTIVE II. Improve the appearance of shopping center buildings and their surroundings. POLICIES 1. Create more pleasant pedestrian areas utilizing street furniture, decorative paving, lighting and plantings where appropriate. 2. Encourage both an centers treatment of exterior facade study for renovation by the all owners . stores A unified in each center of up-to-date should be provided at these two important entrances to the City . 3. Signage within each center should be controlled by the businessmen to eliminate excPssive window signs. 4. Promote a tree planting program within parking lots . 5. Provide collected daily daily outside and housekeeping - litter snow removed from winter months on at least a weekly basis. 56 the to be site in �GOALS, OBJECTIVES, POLICIES: INDUSTRIAL AREAS Industrial area development in Lapeer and the immediately surrounding is of prime importance to the vitality of the City both an employment base for residents and as a tax base which as assists in providing for essential community services such as schools and other public facilities . The growth of industry in recent years in the Lapeer area has been steady and substantial . GOAL TO PROVIDE SPACE FOR NEW INDUSTRY AND TO UPGRADE OLDER INDUSTRIAL AREAS IN THEREBY LEVELS ORDER TO EXPAND LAPEER'S EMPLOYMENT AND TAX BASE AND ASSIST IN PROVIDING EMPLOYMENT OPPORTUNITIES TO ALL AGE OF OUR WORK FORCE WHILE PROVIDING A HIGH LEVEL OF COMMUNITY SERVICES AND FACILITIES . OBJECTIVE I. Develop new sites for planned industrial districts . POLICIES 1. Industrial development should take place only in that will not be incompatible with existing or areas future residential development . 2. A mix of site sizes, large and small, should be available within planned industrial developments . 3. Access by means of direct thorofare connection to freeway should be achieved. 57 the �4. Full utility services should be provided to and within planned industrial parks. 5. Industrial park private covenants and site appearance, gc~erning building signage and landscaping should be encouraged. OBJECTIVE II. Maintain and upgrade existing industrial districts. POLICIES 1. Provide adequate industrial street access to all industries. 2. Discourage the use of residential streets for industriAl traffic. 3. Provide a high level of maintenance to all streets utilized by industrial users. 4. Promote a visually attractive environment in existing industrial areas. 5. Promote a high level of exterior maintena.::1ce and encourage landscaping for existing industries. 6. Provide for the proper screening of industry in those areas where housing is in close proximity to industry. 58 �7. Outdoor view storage by areas should be screened from landscaping or, where landscaping is sufficient not available, public area by means of for walls or screening fences. 8. Where mixed land uses exist in industrial areas, support efforts to consolidate parcels for industry. OBJECTIVE promotion III. Industrial and the incentives to encourage industrial development should be supported within a balanced framework for all other land use and service needs of the City. POLICIES 1. Support the efforts of Lapeer's Corporation (EDC) in its Economic efforts to Development attract new industry to the area. 2• Encourage the EDC's effort to retain and expand existing industries in Lapeer . 3. Encourage in Lapeer transportation oriented industries to locate yet also continue ongoing efforts to diversify Lapeer's industrial base . 4. Make areas fiscal incentives to industry and available within the framework of Capitol Improvements Program. 59 to industrial a city - wide �GOALS, OBJECTIVES, POLICIES: PARKS AND . RECREATION The Flint River, Farmer's Creek and Hunters Creek provide a natural setting for Lapeer that is one of its most distinguishing features. part The river system provides the framework for a major of the Lapeer park system and, in addition to providing attractive recreational visual assets. setting is one of the City's an overall The preservation of the river system and adjacent lands is of prime importance to the City. Lapeer has services been a park and recreation to its population and to provision leader surrounding in providing townships. The of parks by the City has had its advan~ages in that it strengthens the identity of Lapeer as the center for the region. This advantage n~eds to be weighed; however, as it relates to the cost of services provided to a large population base with payment for capital costs as well as ongoing maintenance confined to City of Lapeer residents. Leisure time and the use of park and recreation facilities increasing and will continue to increase. lands pace Some expansion to park and improvement to existing facilities is needed with different to keep recreational demands and to accommodate the needs age groups. Recreation programs flexible enough to accommodate these demands. 60 are need to of remain �The on-going school cooperative arrangement between the City and the district should continue to be nurtured as it relates to use of facilities. The shortcomings of corrected whenever Floodplain lands periods to dual use demand a are feasible must be recognized alternative an unreliable can resource be during and found. flooding as are school sites when both the City and schools utilize additional facilities active at the and same passive time. The recreation need provision lands need of to be ENHANCED BY explored to alleviate overload problems. GOAL: AND , RECREATION IMPROVEMENTS AND INCREASING COOPERATIVE USE OF EXISTING WHILE MAXIMIZING OPPORTUNITIES TO ACQUIRE AND DEVELOP FACILITIES NEW TO OPEN SPACE OPPORTUNITIES SHOULD BE PUBLIC FACILITIES, CONSERVE AREAS OF NATURAL BEAUTY WITH PARTICULAR EMPHASIS ON THE RIVER SYSTEM, FLOODPLAINS AND WETLANDS AND ENCOURAGE DEVELOPMENT OF NEW PRIVATE SECTOR GOAL SHOULD HAVE OF FACILITIES. NOT LESS THAN 10 ACRES OF PARK LAND PER BE ATTAINED. LIMITATIONS SURROUNDING AS TOWNSHIPS, 1,000 PERSONS IN VIEW OF THE FACT THAT FLOODPLAIN TO USE AND THE THIS ACREAGE USER GOAL MONITORED CLOSELY AND UPDATED ACCORDINGLY. 61 POPULATION WILL NEED A LANDS INCLUDES TO BE �OBJECTIVE: I. Improve on existing City-wide recreation facilities to maximize their effective utilization. POLICIES: 1. Continue to improve Rowden Park in accord with the 1985 Master Development Plan. 2. Develop additional facilities at Rotary Park with particular emphasis on senior citizen activities. 3. Add restrooms, picnic areas, and play structures and pave parking lot at Annrook Park. 4. Improve 5• Maintain Cramton Park by adding a natural ice rink. coordination facilities in provision of recreation and programs utilizing both city and school properties. 6. Prepare master development plans for all park sites with particular emphasis on new park lands acquired. 7. Continue with an ongoing Tree Maintenance/Planting Plan including a City Homeowners Guide/Brochure. OBJECTIVE: II. Expand City-wide recreation land and facilities. POLICIES: 1. Acquire land adjacent to Legion Field for field expansion. 62 sports �2. Acquire riverfront land in areas that are not currently developed Genesee (particularly Streets) areas southwest of Main and for retention as a natural area and for riverfront improvement. 3. Construct a competition size indoor swimming pool . 4. Acquire the American Legion building for use as a community facility and for recreation offices. 5. Acquire property for a community center. 6. The existing Recreation gymnasium accommodations Center) should be maintained and (Henley improved until such time as a new facility can be provided. 7. Develop a section of the recently acquired Waste Water Treatment property into grass areas for soccer fields . OBJECTIVE: III. Improve maximize on existing neighborhood recreation their effective utilization . facilities This should include updating old playground equipment and existing lights at: 1. Cramton Tennis Courts 2. Rowden Softball Field 3. Legion Softball Field 63 to �POLICIES: 1. Improvements to existing parks to neighborhood recreation facilities need to be made Rowden, Rotary, Annrook and provide Audubon additional Parks in at the northeast section of the City . 2. The northwest section of facilities neighborhood at the C~: y is several served school Improvements need to be made to Perkins Park at by sites. Oregon and Lincoln Street. 3. Neighborhood at Cramton recreation facilities need to be expanded Park and adjacent to the County Center Building to serve the southeast quadrant of the City. 4. Improvements to the American Leg : on property should be made to to include neighborhood recreation facilities serve the southwest section of the City. OBJE CTIVE : IV . Expand neighborhood recreation land and facilities . POLICIES: 1. In the northwest neighborhood section of the park develop park land to serve the Silver Maples Village West Apartment complexes . mini City, to serve Rolling developed . 64 and A small neighborhood Hills should also be �2. A neighborhood tot lot should be provided in the southeast section of the City in the vicinity of Hunter Woods Apartments. 3. The holding pond area off Oregon between Silver and Village Maples West should be planned and developed for neighborhood recreation . OBJECTIVE V. Through provision good development design practices, of encourage open space and recreation facilities in the new housing developments throughout the City. POLICIES : 1. Through site plan review procedures, assure the development of adequate open space for recreational use in all new residential developments . 2. Encourage the use of "open space plan subdivisions " and " one-family cluster hou s ing option" for development of re s idential areas to assist in providing park land . OBJECTIVE VI. Encourage and coordinate private recreation facilities in the and supplement to City surrounding area as a needed public facilities . POLICIES: 1. Encourage service clubs to continue recreation activities in the City . 65 to support �2. Gifts of land for park purposes should be encouraged. 3. Private recreational facilities and recreational businesses that supplement public facilities and do not require tax support should be coordinated with local public facilities. OBJECTIVE VII. A method relates of financing park and recreation activities payment (It addressed. 30,000 people for is facilities to estimated that a utilize city parks . users, needs population The City that to of of be some Lapeer population is 6,200.) POLICIES: 1. User fees should be established for participation in some activities or for utilization of facilities . 2. Participation by local units of government in financing facilities should be explored . 3. Establishment of a regional park system or integration with the county system should be explored. OBJECTIVE VIII.Coordination eliminate of park planning with the County and State duplication of facilities and to work to toward provision of maximum recreation opportunities for the Lapeer region should be continued on a regularly scheduled basis . 66 �GOALS, OBJECTIVES, POLICIES: TRANSPORTATION Lapeer lies at the crossroads of two major highway routes, and M-24, and is served by a major east-west rail line. of Port Huron and Sarnia, accessible by way of I-69. within 20 minutes of Canada to the east The City of Flint, Lapeer via I-69. To I-69 The City are readily to the west, the is south, the industrial complex surrounding the northern Detroit suburbs is half hour's brings drive from Lapeer . The City's excellent with it the problems of moving large volumes traffic, while arteries, a location of through providing service to local businesses on traffic protecting and residential neighborhoods from encroachment by through traffic. In addition to through traffic demands , Lapeer is also faced with an aging throughout for street infrastructure both in the City. residential areas Many of Lapeer's streets were constructed a society less dependent on the automobile and for much lighter than those in use today. past, a street adequately Today , had maintained and vehicles When constructed, in years a life expectancy of 35 years, and its expectancy could extend to 50 if years . many Lapeer streets need repair and improvement to handle modern-day traffic demands. The areas of Lapeer that are planned for additional growth, particularly new industrial and housing areas, will need adequate collector streets to channel heavy traffic loads to major arteries without disrupting the living patterns of residents. 67 �As well as auto and truck access, be also needed as growth alternate modes of transit may of the area continues . Rail transportation continues to be important to the City and provides an a dditional incentive to the economic development of the Bus transit mobility is increasing in importance as a means to all service to relieve traffic age groups, particularly the and within the business districts of and parking congestion as well to area . provide elderly . Bus the can City as provide a convenient service to residents. GOAL PROVIDE AN ARTERIAL STREET SYSTEM THAT WILL ADEQUATELY TRAFFIC WITH TRIPS, A DESTINATION OUTSIDE LAPEER FROM SERVICE AND AREAS , INDUSTRIAL NEIGHBORHOODS . SAID MAJOR LAND USE TRIP BUSINESS GENERATORS DISTRICTS ARTERIAL LOCAL STREET AND SEPARATE ORIENTED SUCH AS RESIDENTIAL SYSTEM SHOULD SUPPLEMENTED BY A LOCAL STREET SYSTEM TO ENHANCE THE BE RESIDENTIAL NATURE OF THE CITY'S NEIGHBORHOODS . OBJECTIVE I. ARTERIAL STREETS streets flow - Strengthen the ability to serve their primary function : of allowing a smooth of high traffic volumes within and through providing for traffic safety, beautification of such streets . 68 and arterial the facilitating City , the �POLICIES 1. On arterial streets with business frontages, limit turning movements and strive for combined entrance exit points between abutting businesses in and order to reduce traffic conflicts and bottlenecks. 2. Provide left-turn lanes on all arterial streets, wherever feasible. 3. Enforce land use policies on arterial streets that abut residential areas to discourage the development of high volume traffic generators such as business or office developments. 4. In areas where new arterial streets are proposed, undertake a program for development of such streets . 5. Encourage transition the development of landscaping areas on arterial streets buffers that residential areas to provide noise and visual or abut barriers as may be appropriate. 6. Encourage the beautification of all arterial street entrances to the City . 7. Provide sidewalks on both streets. 69 sides of all arterial �OBJECTIVE II. COLLECTOR STREETS - Provide a network of collector within residential growth areas industrial neighborhoods, to allow for convenient traffic streets areas movement arterial streets while preserving the residential and to character of neighborhoods. POLICIES 1. Encourage traffic that originates or terminates in Lapeer to utilize collector streets wherever possible. 2. Place high a priority on improvement the and maintenance of collector streets. 3. Develop new collector streets in areas in which new economic development activity is imminent: a. A feasibility potential and study of an industrial east-west areas betweeen Main Lake Nepessing Road should be determine access attention paid crossings, and to soil Street undertaken a specific route location with conditions, environmental impact on to to special stream natural areas. b. The connection of McCormick Street with Peppermill Road between the railroad should be explored. 70 and Saginaw Street �c. A collector street from Oregon to Demill Road the vicinity provide Main a of needed to north-south traffic collector west of Street. required Creek This Drive collector is street to cross both the railroad in lands. Suncrest in and an area with environmentally Care should be taken to will be Farmers sensitive mitigate the environmental impact of the new street. 4. Existing a. collector Saginaw street streets Street should be should be upgraded improved. to collector standards including consideration for widening of the the bridge at the south entrance to the CBD. b. Oregon Street, from the east of Main Street to the City limits, should be upgraded. C • The county should be encouraged adequate right-of-way widths for the to provide continuation of collector roads into abutting township areas. 5. Sidewalks should be provided on both collector streets. 71 sides of all �OBJECTIVE III. LOCAL STREETS safety of - Maintain neighborhoods the residential while character improving local and street conditions arrd providing a high level of street maintenance. POLICIES 1. Provide curbs and gutters on all local streets. 2. Improve local street pavement where nonexistant or parking in residential areas in where warranting replacement. 3. Encourage off-street order to provide for safe traffic movement. 4. Provide sidewalks on at least one side of each street where gaps exist in the sidewalk network. 5. Upgrade sidewalks where deterioration is evident. 6. Undertake a tree planting program for all streets. OBJECTIVE IV. OTHER TRANSPORTATION MODES residents who, - Enhance the by choice or necessity, are mobility of dependent on other than private automobile transportation. POLICIES 1. Continue the support of rail and bus access to and from Lapeer. 2. Continue to provide park-and-ride persons employed outside Lapeer. 72 facilities for �3. Consider for the development of an internal transit system persons transportation , not adequately particularly served the by elderly existing and the handicapped . 4. Encourage the use of manually powered (bicycles and walking) . 73 transportation �GOALS, OBJECTIVES, POLICIES: COMMUNITY FACILITIES As the City of Lapeer and the surrounding area continue to grow in population, needs for community-wide facilities such as public works facilities, Hall) and the community centers , government offices (City the utility system will also require changes to demands essential of to the the time. Intergovernmental continued growth of the meet cooperation· is area and to the provision of necessary services for all of the Lapeer area . GOAL CITY-WIDE AND SERVICE FACILITIES INCLUDING UTILITIES, WATER, NAMELY SEWER PUBLIC WORKS FACILITIES SUCH AS DEPARTMENT OF PUBLIC SERVICES BUILDINGS AND YARDS, COMMUNITY CENTERS AND CIVIC CENTER NEEDS INCLUDING CITY HALL, POLICE AND FIRE FACILITIES SHOULD CONTINUALLY TO THEIR SERVICE CAPABILITY GRADED ON MONITORED A THE REGION . AS CONTINUING BASIS TO MEET THE NEEDS RECENTLY INSTIGATED CAPITAL OF AND BE UP- A GROWING IMPROVEMENT PROGRAM SHOULD BE UTILIZED AS THE KEY INSTRUMENT TO PROGRAM IMPROVEMENTS WITHIN THE CITY ' S ABILITY TO PAY WITHOUT OVERBURDENING THE RESIDENTS OF THE CITY. OBJECTIVE I. Utilities, upgraded both sewer and water, should be continually to provide the maximum in service to all of the community . 74 segments �POLICIES 1. Upgrade sanitary replacement sewers through cleaning and where lines are not adequately serving the community. 2. Rehabilitate sanitary sewer lift stations to assure adequate service. 3. Continue on a yearly basis to program for separation of sanitary and storm sewers . 4. Provide for new sewer lines as necessary to accommodate community growth . 5. Complete expansion projects at the Waste Water Treat- ment Plant . 6. Storage facilities for equipment at the Waste Water Treatment Plant should be built . 7. Undertake a water hydrant replacement program on a yearly basis . 8. Replace aging , deteriorated and under capacity water mains . 9. A City - wide water meter replacement progra~ should implemented . 75 be �OBJECTIVE II. The appearance facilities example and serviceability of works public needs to be improved upon in order to set a good for orderly appearance as well as to provide a ma ximum of service for revenues expended . POLICIES 1. Provide an addition to the Department of Services building to allow for indoor storage Public of al~ 9PS er:Iuipment . .., .:... :, ImprovP- t J,e Services ~ppearance yard to be of the Department more compatible of Public with nearby residential area . OBJECTIVE III . Public service both safety, and needs police and fiLe, to be kept at a is a most high level critical in both maintenance of facilities and in service . POLICIES 1. Build a new structure adequate to house all police, fire and parking division personnel and equipment . 2. Improve the building currently used to store apparatus . 3. Update public safety communication systems . 4. Replace all parking meters with modern meters. 76 fire �OBJECTIVES IV. City administrative inadequate. and offices as they currently exist are Efficient government requires sufficient space arrangement of such space to allow for proper administration of City busiw:::ss. ?Oi..,ICIES 1. Rehabilitate the existing City Hall building to provide more efficient administrative space and to better serve the public. 2. Rehabilitation preserve efforts should make every the historic qualities of the Hall structure. 77 effort existing to City �FUTURE LAND USE PLAN Planning, thoughtfully undertaken today, can help bring a better tomorrow. �FUTURE LAND USE PLAN The Future Land Use Plan, a as shown on the enclosed map, presents composite of all the land use decisions that resulted from the foregoing plan analysis. more It is a gu~de which seeks to obtain the desirable and efficient plan for industrial areas, public streets, commercial facilities and services and the and best residential environment possible. Planning is well established in Lapeer. goals and objectives set Achieving the long-range forth in the Future Land Use Plan requires that planning be carried out on a continuing basis. Planning Commission must continue to take an active role reviewing each new development in light of the long-range tives of the Plan. continual a in objec- The planning program must also provide for reevaluation of the Plan to take into account changing conditions, remain The trends and technology. dynamic In this way, instrument for guiding the the Plan will development and redevelopment of Lapeer. The total city planning process, but one part, involves a of which land use planning continuing program of is assessing development and redevelopment projects that bring about change to the existing fabric of the community. The objectives of communities change over time and unforeseen events sometimes make the best plans obsolete. to guide The process of plan making should the direction and rate of change in keeping overall goals and objectives of the Plan. 78 with try the �The planning (1) It process thus becomes time oriented in three is continuous, without termination. (2) affect and make use of change, future land short ranye It ways: seeks to rather than provide for a static use plan. (3) It is expressed in part in programs of action programming. 79 through long and capital improvements �IMPLEMENTATION The Future Land Use Plan for Lapeer is of little value unless can The first and most important be realistically implemented. factor in effectuation independent developers the Plan is reflected who buy and sell Overall, property, homes, businesses thereby the and lending Other factors which can serve as means to them. the the Plan will serve as a framework within these individual actions can take place, stability in actions of the people who live in Lapeer and by industries. which of it for implementing the Plan include: ZONING ORDINANCE The zoning available ordinance most powerful legal instrument the City for controlling the development of land. The proper administration of a sound zoning ordinance will bring about a pattern of development called for in the Future Land Use In addition, Plan. and to is the lot structures, building best zoning regulates the density of sizes and coverage of lots setbacks and off-street parking, ordinance by buildirigs, in order to serve the interests of the community at large. zoning population The City's is structured to assist in proposed acr~mplishing the broad objectives of the Future Land Use Plan. SUBDIVISION REGULATIONS In a community subdivision implementation that regulations of areas still has can the Future be an yet important Land Use Plan. 80 to be developed, tool The in the subdivision �regulations building will lots implements regulate the manner in which new are created from vacant tracts streets and land . It of plans for major thorofares and highways by requiring coordination of new streets with existing and planned thorofares. The standards assure for lot sizes, their layout and the most advantageous development of street land. design Subdivision regulations, if correctly applied, will secure orderly growth and development assist of the City's remaining vacant areas as in guiding proper layout of tracts to be annexed well as to the City in the years ahead. CAPITAL IMPROVEMENTS PROGRAM There are three basic purposes for having a capital improvements program : of (1) To assist in the development of a realistic program capital spending relating proposed projects fiscal ability to support such ventures. to the Therefore, all proposed projects must be related to the City ' s debt outstanding , base, and the wealth of the community. City's the tax (2) To coordinate the various public works projects and improvement8 with one another . (3) accomplish To providing the community ' s Future Land Use the improvements contemplated therein in a Plan in practical, economic and timely manner . Capital improvements programming must be a part of the continuing planning should process . The 1987-1993 Capital Improvements program be updated each year to reflect new projects and to serve as a score card for objectives accomplished . 81 � 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 Lapeer_Master-Plan_1986 Creator An entity primarily responsible for making the resource Vilican-Leman & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource circa 1986 Title A name given to the resource Master Plan for Future Land Use: A Policy Plan Description An account of the resource A Master Plan for Future Land Use: Policy Plan for the City of Lapeer was prepared by Vilican-Leman & Associates, Inc. circa 1986. Subject The topic of the resource Master plan reports Land use--planning Lapeer (Mich.) Lapeer 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/7ecf5ff79841a88ea5144732018420f4.pdf 735a5ca783d2251ee526147e96edd5db PDF Text Text -· • •• . , . ■ .. •• < ........ . ....... . ·. .. .. ,,- .... ,- "'" ~ • .-! ■ ..... : I ..... '• .. . I I .. ...•- ~· ~ ._ I ~ •' ._ ', - I ,_-. I, ... - ~; Ii~• . .._ •• ■ - • .. r. a'LS1!lll.~ANil' IN yRS,..1-l . . - P~\~~~\_ . , . - - _-' . ·.'.. _•.!. - 1 •••• =- :·;•.:• : (- ·. ·. -~-e.w·-: _-: IJ -·· _. - __ • ■ a. I -.. - '• " �LEO JAKOBSON AIP SAFA CONSULTANT IN URBAN PLANNING , MANAGEMENT 1815 SUMMIT AVENUE MADISON, WI 53705 (608) 233-7444 December 1977 Laketon Township Muskegon County Michigan DRAFT - FOR DISCUSSION PURPOSES ONLY GROWTH MANAGEMENT: A MASTER PLAN TABLE OF CONTENTS Preface i Introduction 1 The Development Process 9 AND DESIGN �I. II. The Planning Context The National Perspective 16 The Regional Perspective 26 The Local Perspective 53 Resident Attitudes Purpose and Design 75 Respondent Characteristics 81 The Groundwater, Drainage and Sewerage Problems 90 Attitudes Towards Community Services 95 Recreation: Participation and Attitudes 98 Attitudes Toward Growth III. IV. V. 101 The Elements of the Plan The Conceptual Framework 107 The Environmental Zones 111 Residential Development 121 Commercial Development 126 Industrial Development 132 The Traffic Plan 134 Utilities Development 140 The Plan Evaluation Survey Purpose and Design 147 Survey Results 150 The Master Plan Purpose, Contents and Effects 163 Steps in Implementation 167 A Proposed Master Plan Ordinance 169 MAPS 1. Settlement Structure, Muskegon Urbanizing Area 31 2. Administrative Jurisdictions, Muskegon Urbanizing Area 41 �3. Rates of Growth 1960-1970, Muskegon Urbanizing Area 46 4. Intensity of Development, Muskegon Urbanizing Area 47 5. Age Structure, Muskegon Urbanizing Area 48 6. Educational Attainment, Muskegon Urbanizing Area 49 7. Occupations, Muskegon Urbanizing Area 50 8. Household Income, Muskegon Urbanizing Area 51 9. Groundwater Condition 56 10. Man-Made Conditions, Land Use and Traffic 65 11. School Districts, Muskegon Urbanizing Area 67 12. Residence Area, Precinct and Census Tract Boundaries 82 13. Job Locations of Laketon Residents, in Percent of All Employed 87 14. Locations for Development, Laketon Attitude Survey 105 15. The Shorelands Policy Zones 113 16. The Environmental Zones and Proposed Open Space System 117 17. Proposed Residential Districts 123 18. Proposed Commercial Districts 128 19. Proposed Major Road System 136 20. Proposed Sewer and Water Service Zones 143 21. Master Plan for Growth Management 164 FIGURES 1. Development Process Model 10 2. The Multi-Level Development Process 15 3. The West Michigan Shoreline Urbanizing Triangle 29 4. The Lower Great Lakes Megalopolis 29 5. Annual Rainfall and High Water Level Mark, Lake Michigan 1921-1976 58 6. Monthly Variations in Lake Michigan Levels 1974-1977 59 7. Muskegon, Prevailing Winds 60 8. Muskegon, Average Monthly Temperature 60 9. Muskegon, Average Monthly Wind Velocity 61 10. Muskegon, Average Monthly Humidity 61 11. Muskegon, Average Monthly Cloudcover 61 12. Muskegon, Average Monthly Rain and Snow Fall 62 �13. Muskegon County, Suspended Particulate Survey 1967-1976 63 14. Muskegon County, Air Pollution Index 1970-1976 63 15. Socio-economic Change Rates 1960-1970 71 16. The Plan Design Framework 110 TABLES 1. Percent Employees on Non-agricultural Payrolls by Industry Division 1960-1974 39 Unemployment as a Percentage of the Total Labor Force 1960-1977 39 3. Per Capita Income in Current Dollars 1950-1975 40 4. Per Capita Business Indicators 40 5. Area, Population, Development Intensity and Rates of Growth 1950-1970 42 Age of Population, by Groupings, Percent of Total Population 42 Educational Attainment, Percent of Persons 25 Years Old and Older 43 8. Major Occupations, Percent of Persons Employed 43 9. Family Income, by Percent of Total Families 44 10. Suburban Growth Rates, Muskegon County 69 11. Growth of Laketon Township 69 12. Laketon Attitude Survey: Response Rate 80 13. Respondent Voter and Population Distribution by Subareas 82 14. Length of Residence in Laketon Township 83 15. Location of Prior Residence 83 16. Lot Size by Area of Residence 84 17. Respondent Occupation 86 18. Trends in Socio-economic Characteristics 19. Extent of High Groundwater Problem 91 20. Respondent Attitudes Toward Existing Drainage Facilities 92 21. Respondent Attitudes Toward Existing Sewerage Facilities 93 22. Respondent Attitudes Toward Responsibility for Solving High Groundwater Problems 94 Respondent Attitudes Toward Community Services and Facilities 97 2. 6. 7. 23. 1963-1973 1970-1976 1960-1976 88 �24. Participation in Recreational Activities 25. Motor/Recreational Vehicle Ownership 100 26. Respondent Attitudes Toward Various Development Types, by Area 103 27. Attitudes Toward the Future of the Muskegon Area 106 28. Laketon's Holding Capacity at Full Development 125 99 �PREFACE This report in Laketon's Planning Services Program presents the consultant's recommendations in regard to growth management. It is based on the findings of a community reconnaissance conducted from June 1976 to September 1976 followed by a resident attitude survey. The survey findings have been augmented by analysis of regional social and economic trends. In addition, the consultant's prior work in-the Greater Muskegon �ii area has provided considerable data and an information base for this current work for Laketon Township. The conceptualization for the plan was made by Professor Leo Jakobson and the design was carried out under his supervision. Lee Madden, Landscape Architect and Environmental Planner, prepared the soil and water table hazard interpretation underlying the environmental zone classifications . He also prepared all graphic presentations. Michael Hoffman, James Tomelin, Joni Brooks, Pamela Wiley and Amy Gillenson researched various elements of the plan and participated in the preparation of the various interim reports and discussion papers presented during the plan preparation period. Martha Lillie typed the final copy of this report. • Special acknowledgement must be given for the help and encouragement the consultant and his staff have continuously received from Donald Johnson, Township Supervisor, Kyran J. Kane, Township Clerk and Nonnan H. Erickson, Chairman of the Planning Commission. Without their interest and involvement, this effort would have been wanting. The participation and counsel of the other members of the Township Board and the Planning Commissionhavealso been most valuable. So has been the advice of the Township's attorney William Spaniola. Needless to say, this plan would not have materialized without the interest and cooperation of the local citizens. Their willingness to respond to the attitude survey as indicated by the high return rate (over 40 percent) suggests that residents not only are concerned with their living - environment and its management but also are willing to actively partici- �iii pate in the conduct of Township affairs. It is hoped that adoption of this plan will encourage and facilitate citizen participation in Township governance. �INTRODUCTION Nearly half of all Americans live today in suburban communities like Laketon. 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 �2 did not receive much attention from the planning profession, in part because the suburban communities themselves did not perceive the need for such service. The history of American planning can be characterized as - successive waves of "crisis planning": a search for 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 1940's, the "downtown crisis" of the early 1950's, the "freeway crisis" of the late 1950's, the "regional planning crisis" of the early 1960's, the "crime crisis" of the late 1960's, the "environmental crisis" of the early 1970's and now the "energy" and "suburban" crises. This latter is evident by among other things the surge of new books dealing with suburbanization, by the Federal interest in a national land use and urban growth policy, and by the simple fact that suburban communities in large numbers are embarking on planning efforts of their own. The perceived state of an emergency legitimizes planning: becomes the expected panacea for all problems. it suddenly Unfortunately, serious limitations tend to render crisis planning difficult if not unworkable. For example, the phenomenon causing the crisis perception (here, suburbanization) is new and, therefore, not well understood. Consequently, there is no tested theoretical base from which to plan. On the other hand, the social, economic, institutional and physical manifestations of the phenomenon have already taken place; they are ~eal and cannot be �3 easily changed or reversed. Under such 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 the aforementioned lack of theory and the relative newness of the practice of suburban planning, developing an appropriate planning scheme for a community like Laketon 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 cause 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. phase _o f the process was slow: This earliest the wealthy were the only ones who could afford the transportation costs associated with suburban living; consequently, the fringe served as their exclusive domain. Technological advances such as the commuter 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 ZO's--until the Depression interrupted the trend to disperse--the au~omobile became a �4 major decentralizing 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 -essenti-al-ly a middle class migration reflecting a longing for a home in a garden. spot 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 "bed- room" suburb of the 50 ' s 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 depen- dent upon the use of the automobile because it is not easily serviced by public transit, results in a significant drain on energy resources. The widespread relocation of manufacturing, office and corporate functions and the commercial 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 it a formless sprawl of urbanized suburbia, no longer . dependent upon �5 central cities. A concomitant result has been the lack of any unifying governmental system. This has had several important implications . Traditionally it led people to believe that planning for suburbia was an impossible task. As a result, there has been little success in developing com- prehensive and long-range plans for the future development of suburbs. What little "planning" there has been has 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 -9r 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 was true in Laketon. Traditionally, emphasis in the suburbs was on family and personal space interests rather than the public need or the development of community services. In addition, physical development usually precluded environ- mental considerations. 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, and by attemp- �6 ting 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. The West Michigan Shoreline Regional Development Commission is a local example of this . Why then is there still a perceived need for local planning? Why did the Muskegon Board of County Commissioners just recently vote for a county land use plan? Or Laketon Township engage the services of a planning consultant? This leads to another contradiction to be noted. Parallelling the push for centralization and areawide planning -have been pressures for local determinism and citizen participation in the planning process. Obviously the opportunity to participate is greater in smaller governmental units; thus this concept emphasizes local planning. By allowing each village and town to plan for itself, however, fragmentation is maintained. A new approach which accommodates both concepts must be developed. Intervention in the development process through planning can be 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 are a part. The gap between local participation and centralization can be bridged by a framework which allows for multi-level governmental participation in planning and development. the next chapter, "The Development Process" . Such a model is outlined in �7 The process which is outlined recognizes the dynamic nature of development . However, if it is not guided, development is unlikely to occur in such a way as to match the goals, functions and needs of the community. Thus government must determine a developmental strategy which reflects the needs of its jurisdiction. The strategy which is recom- mended is that of viewing development as an opportunity to move towards the fulfillment of the role of the community. The function of planning is to discover opportunities by examining the forces behind change in the community, thereby facilitating creative intervention in the development process. For every such opportunity there is an appropriate govern- mental response based .upon the perceived role of the community. Not every governmental unit is ~apable of making the appropriate response to every developmental opportunity. Thus interaction between units and levels of government becomes a necessary part of the planning/development process. The context within which this process occurs is examined in Part I of this report. First, general regional and national trends have been examined which might affect the development of Laketon. Next, a develop- ment framework more specific to Muskegon County is outlined. It summarizes the economic and population characteristics of the County and identifies Laketon's position in the metropolitan growth patterns. Finally, the specific internal conditions of the Township are assessed from the physical environment to the most recent trends in home construction. Part II presents the results of a community attitude survey conducted in December of 1976. The results of this survey were _used in the formu- �8 lation and analysis of alternative development concepts for the Township. The strong support for rational environmental management principles in the guidance of Township growth coalesces with the conclusions of the reconnaissance described in Part I, providing a solid factual and attitudinal basis for the various growth management measures proposed in Part III of the report. These proposals were summarized in a concept sketch for Growth Management. * The concepts underlying the plan were discussed at various meetings with the Township Board and Planning Commission. tation of the plan was made on April 21, 1977. A full presen- This meeting was attended by a number of leading citizens representing various community interests. During these meetings many suggestions were made and many of them were reflected in the report. The reconnnendations of the concept sketch were tested in a plan evaluation survey in July, 1977. survey are described in Part IV. The results of this All proposed growth management measures and the concepts and principles for the formulation of a master plan were strongly supported and endorsed by survey respondents. The final sections of this report in Part V present and describe the recommended Master Plan for Growth Management and list the steps the Township should take to assure that the plan will become an effective tool in the management of Township affairs. * Leo Jakobson, Growth Management: A Concept Sketch, Report No. 3, Laketon Township Planning Program, June, 1977. �9 THE DEVELOPMENT PROCESS Development is a dynamic societal process. Occurring in a variety of ways, development affects the quality of life in a given area. An understanding of the nature of this process is essential to pur- poseful planning. To begin to form this understanding a framework must be constructed to provide concise reference points for the main aspects of development and planning. In the case of Laketon, �10 three concepts have been identified as central to this process: (a) the role of Laketon as perceived by its residents and as modified by the realities of the Muskegon region of which it is part; (b) the functions of Laketon required by its role image; and (c) the governance of Laketon, existing and potential. These concepts establish the relationship between the quality and character of an area and the nature of its development. Most important, they identify the means by which government can guide development to desired ends . This framework can best be illustrated by reference to the figure below which describes the development process. Here development is perceived as a self-adjusting mechanism which can reach a desired state by appropriate governance. This will be clarified in the following discussion of the concepts of the model. DEVELOPMENT ROLE FUNCTIONS I I ~f '\ t- - - - - - - - - - ~VERNANC:.) Figure 1 Development Process Model I.I �11 A. COMMUNITY ROLE The process of planning for development takes into account all aspects of the human and physical environment. The goals, attitudes, and images of the community are especially important in the first steps of the planning process. It is from these elements that the role of the community is derived. The term "role" thus represents the summary expression of the goals, attitudes, and images which comprise the unique identity of a given comrnunity. The idea of a "role" provides, in effect, the rationale for public guidance through planning, and at the same time furnishes a standard for evaluating the · effectiveness of such intervention. B. COMMUNITY FUNCTIONS Given the above discussion of the role of the community, further clarification of the developmental process comes with an understanding of community functions. "Functions" are the activities offered by , or performed in a community - for example, businesses, industries, schools, and the provisions for housing. These functions are continu- ously measured against the accepted, assumed, and/or projected role of the community. Therefore, the development of functions guided by planning and governance provides the means by which the desired community role is realized. The functions of a community require supporting services, e.g., roads, water and sewer systems, etc. It is the guidance, provision, and regulation of such activities and services which are often the main tasks of government. The governmental unit is central in determining �12 those services the community is capable of providing in order to facilitate the progression from mere 'functioning' to role attainment through development. In view of the importance of these tasks, the concept of governance must be expanded. C. GOVERNANCE The notion of governance as a guidance mechanism in development has two facets requiring explanation: strategy and administration. By 'development strategy' it is suggested that government activities embody some dominant theory as to how the community should be planned. As suggested in the introduction, the logical strategy -in the case -of Laketon is to view its suburban role as an amenity generating opportunities for development towards a desired end. Planning attempts to discover opportunities, acts as a catalyst in their realization, and through guidance keeps the course of development directed towards community role. Opportunity-based planning requires government to state its developmental strategy in concise, explicit terms. This process also entails viewing the community and its region as a complex system in which each part affects the dynamics and substance of all others. The need for approaching planning in this broad con- text is of particular importance when the regional economy, which is the traditional focus of planning, has been stagnant for as long as has been the case in Muskegon. The particular role of planning is to be explicit in defining the component systems, their interrelationships, and the consequences of these relationships. Doing so increases the degree of knowledge about the overall system, the>eby increasing �13 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 will be made whose consequences are both intentioned and welcomed. Focusing upon the forces which initiate change in a system provides the most important information for opportunity-based planning. The full potential of any opportunity will not be realized unless intervention occurs at the proper time. Sensitivity to what the "proper" time is develops through observing the dynamics of the system and of the component sub-systems over time. Pulling a range of apparently independent decisions into this single framework allows for the coordination of political, social, economic, and environmental decisions. Consequences can be anticipated, and decisions made simultaneously for all sub-systems. Despite the apparent validity of the opportunity approach to planning, it alone is not sufficient to insure proper development. It is necessary to couple this strategy with appropriate and effective administrative mechanisms. A governmental unit utilizes opportunities only by being in a position, with reference to its powers and capabilities, to respond effectively to each situation which presents itself. For every developmental opportunity there is an appropriate governmental response. Such opportunities represent means by which community functions may be fulfilled. The appropriate response is determined by the sphere of governance for each governmental unit. The important factor in this determination is scale, the reason being �14 that there are differences in the required base for the provision of various services. For example, some services can best be provided at the neighborhood level and others at the regional or state level. This is of particular importance to Laketon. Because of the limited legislated powers of township government, governance at present is largely a matter of external administration, primarily from the county level. The different governmental units which must be considered are the State, the West Michigan Shoreline Regional Development Connnission, Muskegon County, Laketon -Township and the surrounding local governments. 1 Each unit has its spheres of governance, with administrative trade-offs occurring among them. The spheres of governance for each of these units, in the context of development planning, will be studied and outlined in the plan management and implementation parts of the consultant's programs. At this juncture it is important that this two part concept of governance is understood to be an integral component of development planning. As shown in Figure 2 on the next page, we can now expand the development process diagram to an abstraction depicting how it applies to Laketon's current planning effort. Obviously this diagram could be expanded to include the State of Michigan, the Upper Great Lakes Region, the United States, and even the world. 1 To Though WMSRDC is not a 'governmental unit' as such, some of its review functions, e.g., A-95 review, make it a participant in area-wide governance. �15 THE REGION (Muskegon County) LOCATION ENVIRONMENT ECONOMY COMMUNITY (Laketon Township) THE -+---------GOVERNANCE Figure 2 The Multi-Level Development Process illustrate this enormous world-wide interdependence and how it can affect the everyday lives of people living in a 'remote' neighborhood, one can mention that in the recent steel mill controversy one of the strongest arguments for a lakefront location was the opportunity for direct shipment to overseas markets of the mill's product. Another example is the decision of a British firm, Fisons, to locate its new American plants in Muskegon because of the unique capabilities of its wastewater management system to accommodate chemical industry. �~-- .a.; ...... .•.._· -.. ·- -···....··~- ...-.: . .- .. * "' -, - 1 .-.. ■iii ._ ■ • I • 'I '' -. ·-. - ,i· .: I . -.........,-I: • I .. • ,..,. :,. .. , -. tr · t 1 :• J."I •.1 • - .• • -.-1111~••L · - ■ - . -. .. . "i'. - .. •'.. '2'"" -11-•"'- -·~ - ~~;-..-..... ·- - i!.. •• - •..- c' - . _, •· -~ --- ;·-1 ~. _; l -.l _- -lt'li,::'~.:S.~..,." _'p. . ,I' ■:_;,.___ - •• - ■ - ~ l/-~ •,1 -• p I •'I • I ! fl_,,/, •• I I • ~ . �16 THE NATIONAL PERSPECTIVE As pointed out in the preceding chapter, a community does not exist in isolation. Laketon is no exception to this rule. Most importantly, as a suburban community, its dependence on the region of which it is a part is even stronger than that of more peripheral rural townships which may possess a degree of economic self-sufficiency thanks to agriculture or that of the central cities which tend to dominate the �17 urban economic scene. Similarly, the Muskegon urban region of which Laketon is part, has been and is being shaped by forces which, for the most part, are national, if not international, in scope. The following provides a brief glance at these forces, how they have affected Laketon's development and how they may affect it in the future. From the point of view of planning they give an indication of what alternative 'roles' Laketon may assume and they may indicate opportunities for development beyond those perceived at present. This information thus - becomes one - of the first building -blocks in the tool kit for Laketon-'-s .development guidance. A. IN HISTORY: THE INDUSTRIAL ERA SINCE INDEPENDENCE THE PROCESS OF DEVELOPMENT IN THE UNITED STATES HAS BEEN CHARACTERIZED BY STEADY ECONOMIC GROWTH AND RAPID URBANIZATION. This steady expansion enabled American society to attain an unparalleled standard of living. The market-oriented values of individuals and establishments were compatible. The future was assumed to be a bigger and brighter reflection of the present. Public decision-making primarily attempted to resolve problems only after they occurred. INDUSTRIAL AMERICA RELIED ON THE EXPLOITATION OF RAW MATERIALS IN A "LINEAR" ECONOMY, WHICH ASSUMES THAT THE EARTH IS AN "OPEN" SYSTEM WITH UNLIMITED ENERGY RESOURCES, RAW MATERIALS, AND CAPACITY TO �18 ABSORB WASTES. The shift from human labor to machines greatly increased productive capacity. The industrial economic system was based on mass production and characterized by a high degree of specialization. THE MODEL OF LIFE FOR INDUSTRIAL SOCIETY WAS ECONOMIC EFFICIENCY AND GROWTH. THE SPATIAL DIMENSION OF THESE INDUSTRIAL THEMES WAS ONE OF URBAN GROWTH. This was a time of increasing urbanization, both suburban and internal (the -expansion of urban industry). It_was also charac- terized by fragmented suburban governments appearing to protect highly localized and divergent interests within the structure of an urban area. The growth of individual income and the availability of inexpensive products created a society of "mass consumption". THE COMBINATION OF RAPID URBAN GROWTH, INDUSTRIAL DEVELOPMENT, IMPROVED TRANSPORTATION TECHNOLOGY, AND THE ARTICULATION OF ANTI-URBAN SENTIMENTS, INCLUDING THE DESIRE TO BE NEAR NATURE, LED TO THE EMERGENCE OF SUBURBS IN ALL LARGE CITIES BY 1910. At the center of the city, residential density was declining as the area converted to industrial or commercial use. Meanwhile, on the urban edge, residential development was increasing as metropolitan regions tended to spread themselves out. Overall residential density continued to decline with distance from the central city, while the wealth of peripheral areqs increased �19 relative to the core. Many residents of large cities who could afford to live anywhere had decided by this time that the "good life" - beauty, cleanliness, and nature - could best be found on the edge rather than in the center of the city. BETWEEN 1900 AND 1945, TECHNOLOGICAL DEVELOPMENTS SUCH AS ELECTRICITY, AUTOMOBILES, TELEPHONES, RADIOS, AND SEPTIC TANKS INCREASED THE APPEAL OF OUTLYING AREAS BY MAKING THE CONVENIENCES OF THE CITY AVAILABLE TO WIDELY SCATTERED SUBDIVISIONS. After the Depression and World War II, expansion of the money supply through mass creditprovidedfamilies with the financial means to purchase their own homes. Highway construction opened hundreds of thousands of acres of land to residential development. Factors such as zoning and Federal home-loan policies institutionalized suburban growth. B. THE PRESENT: AN AGE OF UNCERTAINTY RECENT GROWTH TRENDS INDICATE MAJOR SHIFTS FROM LONG-TERM STABILITY TO UNCERTAINTY AND AN UNPREDICTABLE ECONOMY. Growth as it is presently interpreted is ending in certain "saturated" areas of production such as energy-inefficient gadgetry and the exploitation of non-renewable natural resources. Service activities now command a larger portion of employment than does manufacturing industry. For example, rapid growth is occurring in such service areas as health and recreation. �20 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 towards problemsolving. It relies heavily on the notion of cultural homogeneity and is thus not designed to acconnnodate pluralism or diversity. New ~forms of planning which account for the limitations and uncertainties o~ the period must be -<leveloped to cope----with the conditions of transition. THE EMPHASIS OF TRADITIONAL ECONOMICS ON EXPLOITATIVE RESOURCE ALLOCATION NEEDS TO BE RE-EXAMINED. In no way is the concept of a "linear" economy more inappropriate than in its definition of the world and its constituent national units, like the United States, are relatively "closed" systems, limited in their capacity to assimilate pollutants and in their supply of many non-renewable resources. 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. THE REGIONAL ECONOMY NEEDS TO BE UNDERSTOOD WITHIN THIS FRAMEWORK. IT IS BECOMING EVIDENT THAT SIMPLY ATTRACTING OUTSIDE DOLLARS INTO THE REGION DOES NOT ALWAYS LEAD TO GROWTH. GROWTH OFTEN IS RELATED TO THE EXTENT TO WHICH INFLOWING DOLLARS ARE SPENT AND RE-SPENT WITHIN THE �IL 21 REGION. A "linear" regional economy is oriented towards production of goods for export and purchase with "outside" dollars. The new concept describes a "circular" economy in which inflowing dollars make many internal cycles before being used to purchase outside goods and services. Thus, there are large amounts of internal sales and purchases with fewer purchases external to the region. The result is that considerable income is generated within the region. THE CONSUMER IS BECOMING SATIATED WITH "MASS-PRODUCED''. SUBURBIA AND FINANCIALLY ABLE TO TURN TO HIGHER AESTHETICS OF LIVING AND LIFESTYLE. THE FARTHEST EDGES OF THE METROPOLITAN AREA - THE EXURBS - ARE GRADUALLY BEING DEVELOPED. The spatial dimension of current trends in economic development and urbanization suggest a continuation of the "megalopolis" phenomenon. Residential and non-residential locational decisions are increasingly being based on considerations of amenity. Tech- nology has made the basic necessities of home and business so uniformly available that recreation and aesthetics are becoming primary considerations. The forces of decentralization can thus be linked to this "quality of life" ethic. This is not only an exurban movement, but also a regional shift to areas rich in these desired amenities. CURRENT ECONOMIC THEORY AND POLICIES ARE, IN A SENSE, RELICS OF THE INDUSTRIAL ERA AND HAVE NOT ADAPTED TO THE CHANGING PATTERNS AND VALUES �22 WHICH CHARACTERIZE OUR CHANGING SOCIETY. The emerging "quality of life" emphasis is no longer synonymous with the continued maximizat,i on of quantitative growth; nor is specialization widely accepted as essential. to growth. The mono- tony of the assembly line has contributed to declines in worker satisfaction and quality of output. As a result, some firms have experimented with various innovative production schemes such as flexible work hours, worker teams assigned to a variety of different tasks, etc. The debilitating effects of over-speciali- zation have been especially acute in those economies with an overcommitment to basic industry with non-basic or ·service activities· relegated to a secondary role. Basic export - industries do not necessarily produce self-sustaining economic growth. The service/ commercial activities may be critical for developing a strong foundation of external economies for the economic system, whether regional or national. C. THE FUTURE: A POST-INDUSTRIAL AMERICA IN POST-INDUSTRIAL AMERICA THE NOTION OF "CIRCULAR" ECONOMIES WILL BE INCREASINGLY IMPORTANT. CIRCULARITY IS ACHIEVED BY PROMOTING INTERNAL LINKAGES AMONG THE VARIOUS COMPONENTS OF A LOCAL ECONOMY. The economy is now viewed as a closed system in which all parts affect each other. Circularity requires a move toward more self- sustaining regional economic systems. Both industrial and service/ commercial functions are integral to economic well-being. The role of industrial activities has declined in terms o~ employment. The service/commercial/government area has emerged as the job-generation �23 sector. SOC~ETY HAS BECOME MORE HETEROGENEOUS, COMPLEX, AND SOPHISTICATED. Political demands and human rights have multiplied, and orientation to the future is 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 communal and non-traditional forms of living. WHILE THE RATE OF URBANIZATION IS SLOWING, METROPOLITAN AREAS CONTINUE TO EXPAND INTO SPRAWLING REGIONS -OF COMPLEX ACTIVITY WITH MANY CENTERS SEPARATED BY LESS DENSELY DEVELOPED AREAS. THIS SPATIAL CONFIGURATION IS KNOWN AS MEGALOPOLIS. Locational decisions of the past - both residential and nonresidential - 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, have considerably altered the nature of the demand for lifestyles and living quarters. The above discussion represents a summary of materials collected from our recent corporate long-range planning reports, e.g., General Electric's "Our Future Business Environment"; the Institute of Life Insurance Trend Analysis Program Reports, in particular, report 12 (Fall, 1975), entitled "A Culture in Transformation: Toward a Different Societal Ethic"; and a series of articles in the Wall Street ~ournal in the spring of 1976 entitled "The Future Revisited" in which a similar series of �24 articles published ten years earlier was re-examined in the light of events during the past ten years. Unfortunately, this kind of infor- mation is seldom presented and discussed in local government planning reports, supporting the consultant's earlier contention that public planning and decision-making has primarily attempted to resolve problems after they have occurred, and based plans on projection of past trends assuming the inevitability of such linear progression. The West Michigan Shoreline Regional Development Counnission's recent land use analysis showing areas of "projected development pressures" is a local example of traditional information dissemination in the govern-_ ment sector. The preceding outine of national trends in urbanization and economic growth shows that the era in which we are now living presents several general and specific concerns to current planning efforts in Laketon. 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, the growing individualism, diversity and complexity of· American society must be accommodated. Both these conditions are in support of the open-endedness inherent in the building block approach initially proposed for Laketon's planning program. Additionally, Laketon's physical amenities and fringe location can now be identified as consistent with the residential and recreational lifestyles of a growing number of Americans. suggest developmental opportunities. is needed. These characteristics begin to However, more e.xplicit information The regional level usually provides the bridge between broad �25 n~tional perspectives and local opportunity realization by identifying how much local conditions differ in time, space and intensity from the national experience. �26 THE REGIONAL PERSPECTIVE The formal West Michigan Shoreline Region consists of the counties of Oceana, Muskegon and Ottawa. These counties are distinctly different in their social, economic, and political-institutional characteristics. They also differ in scale and in the nature of developmental pressures. The regional communality lies in sharing a location along the shore of Lake Michigan and the environmental concerns emanating from this �27 location. Because of the great differences between the three counties, the term "region" in Laketon's context is applied to Muskegon County and to the northwest corner of Ottawa County - the Grand Haven area which is an integral part of the Greater Muskegon Urban Area. In the following, the region will be examined from the point of view of its geographic setting and economic and social trends. A. THE GEOGRAPHIC SETTING To establish the geographic context for development in Laketon requires a recognition of the several -geographic levels in which such development -· must exist. THE BASIC FRAME OF REFERENCE IS THE WEST MICHIGAN SHORELINE REGION, A SERIES OF THREE COUNTIES SHARING A UNIQUE MIX OF AGRICULTURAL, RURAL AND INDUSTRIAL URBAN DEVELOPMENT WITH A PRICELESS ENVIRONMENTAL RESOURCE ALONG ITS LAKE MICHIGAN SHORE. The fine sand beaches and windswept dunes extend northward and southward along major portions of the state, but at no point are they combined with such a populous urban area as that which centers on the Muskegon-Holland-Grand Rapids triangle. THE MAJOR RESOURCE OF THIS AREA IS PRIMARILY AN ENVIRONMENTAL ONE. Planning has proceeded to maximize this resource potential and to interlink development in such a way as to provide for careful staging and control of the exploitation of this potential, for the recreational value of this shoreline is further increased by proximity to metropolitan centers of the midwest such as �28 Detroit and Chicago. AT THE SECOND LEVEL, SHOWN ON THE MAPS ON THE NEXT PAGE, THE LOCATION OF THIS AREA IN RELATION TO THE NATIONAL EAST-WEST SYSTEM OF GOODS FLOW OFFERS A SUPERB OPPORTUNITY FOR NON-RECREATIONAL DEVELOPMENT AS WELL. On the northern edge of the urbanized belt stretching from Ohio through Illinois and bending around the western border of Lake Michigan into Wisconsin, major goods transportation routes pass near the Muskegon --area on their way from the east to Chicago; Milwaukee-;- ··· and - beyond. A MOD~RN FERRY SERVICE CONNECTING MUSKEGON WITH THE INDUSTRIAL CENTERS OF MILWAUKEE, RACINE, AND KENOSHA WOULD PROVIDE A SHORTER AND MORE DIRECT ROUTE BETWEEN THESE CENTERS AND THE DETROIT INDUSTRIAL COMPLEX. It would make it possible for truck traffic to bypass the congestion of the Chicago area, drawing an amount of this east-west goods traffic northward to the Muskegon area. Secondly, this east- west goods traffic is crossed by the north-south route of access to the recreational opportunities of northern Michigan, and the proposed trans-lake connector would place Muskegon precisely at the crossroads of these two major movement systems. THE CROSSROADS LOCATION ON THE NORTH-SOUTH RECREATION ROUTE SUGGESTS CONCERTED DEVELOPMENT OF THE TOURIST-ATTRACTING RECREATIONAL RESOURCE POTENTIAL. With the fine deep-~ater harbors and superb recreational resources close at hand in the form of the shoreline dunes and the local �29 Figure 3 The West Michigan Shoreline Urbanizing Triangle '• { , !IUI, Figure 4 l 1 The Lower Great Lakes Megalopolis 1 ll1 d PIT'l'SB ,I .....: ·.... ·:. �30 lakes, the Whitehall-Muskegon-Grand Haven urban area is in a unique position to capitalize on one of the fastest growing industries in the country. THESE ADVANTAGES ARE FURTHER ENHANCED BY THE FACT THAT THIS CROSSROADS LOCATION IS WITHIN FAVORABLE RECREATION TRAVEL TIME FROM THE 12 MILLION PLUS URBAN DWELLERS IN THE DETROIT-CHICAGO-MILWAUKEE MEGALOPOLITAN COMPLEX. In terms of motoring, the area is within three driving hours from Detroit and Chicago. In terms of waterborne pleasure craft, it is within the range of a one-day cruise from the dense crest of urbanization along the southwestern bend of Lake Michigan. THE THIRD GEOGRAPHIC LEVEL TO WHICH LAKETON MUST RELATE IS THE WHITEHALL-MUSKEGON-GRAND HAVEN URBANIZING A..'llEA (MAP 1). This area is characterized by an older three-node settlement pattern consisting of a center comprising the cities of North Muskegon, Muskegon, Muskegon Heights, Roosevelt Park and the part of Norton Shores which lies to the north of Mona Lake, and two terminal nodes: the twin cities of Montague and White- hall to the north and the city of Grand Haven and Spring Lake Village to the south. SINCE WORLD WAR II A WELL-ESTABLISHED REGIONAL TREND TOWARDS SUBURBANIZATION HAS EMERGED. This area covers the townships of Whitehall, Fruitland, Laketon, - Dalton, Muskegon, Egelston, Sullivan, Fruitport, Spring Lake and �32 Grand Haven, and the incorporated areas of South Norton Shores, Ferrysburg and the Village of Fruitport. THIS URBAN PATTERN IS THE OUTGROWTH OF SEVERAL SETS OF NATURAL CONDITIONS AND MAN-MADE FACILITIES. The most notable of these are: (a) the afore-mentioned shore opportunities in the form of dunes, a series of offshore lakes from Grand River-Spring Lake to White Lake, enhanced by four large state and several county and local parks; (b) an excellent north-south freeway (U.S. 31) paralleling the shore but at a distance from it; (c) large open space reservations immediately proximate to the urbanized area (the Muskegon State Game Area and the Manistee National Forest); and (d) a recently completed but already world-renowned wastewater treatment facility occupying a large area to the west of Muskegon's central urban core. THE UNIQUE FEATURE OF THIS URBAN PATTERN IS ITS LINEAR QUALITY. This linear distribution is a result of the shore location and the lack of a strongly dominating urban center usually found in most metropolitan areas. For example, the population of the central urban core is just over half of the total population. Retail activity is divided between three nearly co-equal centers located along the U.S. 31 highway corridor. TRADITIONAL PLANNING WOULD CONSIDER THIS DISPERSED PATTERN DETRIMENTAL TO THE EFFICIENT USE OF LAND AND PUBLIC SERVICES. Planning oriented to the maximization of opportunity and amenity, however, recognizes the potential in this linear pattern. L_ Compe- �33 tition and pressure to locate in a single center are minimized, thereby reducing congestion. This allows for a more balanced utilization of many 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 iinear features of the region's geography, such as the Lake Michigan shoreline. B. SOCIAL AND ECONOMIC TRENDS IN THE REGION The courses of economic de~elopment and urbanization in the region have closely P?-ralleled ,many of the __nat.:J.onal trends outlined in the preceding section. THE MUSKEGON REGION IS GRADUALLY BECOMING MORE TIGHTLY LINKED TO THE GREAT LAKES MEGALOPOLIS. Muskegon lies on the northern edge of an urban belt which extends from the Appalachian Mountains in Pennsylvania to Wisconsin, including the entire Great Lakes Region. Historically, the region enjoyed a locational advantage with regard to industrial and commercial activities because of its access to major transportation routes and markets. We have seen that currently the trend is toward locational decision-making being based increasingly on non-economic, physical amenity factors rather than on accessibility. The Muskegon region, with its unique environmental amenities, thus stands to augment its economic growth because of its locational advantage and potential for industrial attraction. - HISTORICALLY MUSKEGON 1 S ECONOMY HAS RELIED HEAVILY ON A SINGLE INDUSTRY. �34 The regional economy is heavily dependent upon manufacturing, especially of primary metals and heavy machinery. This concen- tration has been at the expense of all non-manufacturing activities. Retail and wholesale sales have traditionally lagged considerably behind other Michigan counties and metropolitan areas. Thus, the regional economy has been distinctly "linear" in nature. This means that the economy has developed very few internal linkages, i.e., that outside dollars coming in to purchase the area's main products do not make many internal cycles before passing through the regional economy. THE EFFECTS OF THIS OVER-COMMITMENT TO MANUFACTURING HAVE BECOME EVIDENT IN RECENT YEARS . The region has experienced severe unemployment for many years. This not only parallels a nationwide economic downturn, but also the overall decline of the manufacturing industry as a provider of jobs with a corresponding increase in the importance of service activities. Several other factors have specifically contributed to the decline in the region's economic vitality and in the competitive position of Muskegon manufacturers. Markets for the independent producers of the region were severely reduced by the auto industry's entrance into many of the same areas of production. In addition, changes in product transportation tech- nology (air cargo, fast freight, etc.) have tended to negate the transportation location advantage of Muskegon. In addition, the region has experienced substantial outmigration of the younger, more highly skilled and educated members of the labor force. This is a �35 result of the limited possibilities for advancement in local industry due to limited expansion and the seniority system of the unions. The manufacturing emphasis has limited the range of skills of the labor force, decreasing the likelihood of location of firms requiring more technical skills. The appeal of the region to other industries has been further reduced by the serious degradation of the valuable environmental resources of the region due to inattention to the effects of industrial pollution. MUSK.EGON 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 imme- diate 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 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 assimilate water-home 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 $ELF-SUSTAINING GROWTH. �36 A county-wide Economic Development Connnittee was 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 finns 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 SLOWED. CONSISTENT WITH NATIONAL TRENDS, THE GREATEST PERCENTAGE OF GROWTH HAS OCCURRED IN SUBURBAN AREAS. AS A WHOLE, THE POPULATION IS AGING. IN PARTICULAR, THE PROPORTION OF ELDERLY IN THE CITIES HAS INCREASED SIGNIFICANTLY. SUBURBAN AREAS HAVE SHOWN A SHARP DECREASE IN THE PROPORTION OF YOUNG RESIDENTS (0-5 years). Between 1950 and 1960, the County grew approximately 25%. figure dropped to 5% between 1960 and 1970. This However, the region's suburbs showed high growth rates, reflecting an internal migration from the cities to these outlying areas. People born during the post-war baby boom reached adulthood by 1970, swelling the 15-24 age bracket. Both urban and suburban areas of the region showed �37 this general pattern. The statistics show that the greatest per- centage of elderly reside in older urban centers, such as Grand Haven, Muskegon Heights, Muskegon and Whitehall. Lower income, blue-collar areas show a high percentage of young (0-5 years). Wealthier suburban areas show a low percentage of elderly and a low percentage of young. The decrease in the proportion of young was more pronounced in the suburbs than in the cities, and more so than in the U.S., Michigan, or the County as a whole. THOUGH MANUFACTURING DOMINATES EMPLOYMENT IN THE REGION, IT I~ DECLINING IN IMPORTANCE. RETAIL, WHOLESALE, .J3ERVICE AND GOVERNMENT EMPLOYMEN-T- ARE INCREASING. EDUCATIONAL ATTAINMENT IS RISING THROUGHOUT THE REGION. 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. than the suburbs. Urban areas have shown slighter gains As can be expected, the wealthier suburbs show a higher proportion of persons with higher levels of educational attainment; the less wealthy, blue-collar 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 . The statistical tables on the following pages represent selected economic and social indicators for the region of which Laketon is a part. They �38 illustrate and support the preceding discussion. Though in some instances details are not available for small geographic areas like townships, regional information gives a general picture of the trends which prevail in the area and which influence development there. Comparison of these trends with national and state trends provides further insight into the changes which are taking place in the social, economic, and spatial structure of urban America. Every development decision should take into account the effect of these structural changes over time regardless of the- specific time context in which the decision is made. This is of particular importance- in hitherto sparsely developed areas like Laketon where long-term opportunity for new development outweighs the need for immediate remedial action for correcting deficiencies created by past unguided development. Tables 1-4 present county level economic data. nature of the regional economy. bleaker. They reflect the sluggish If projected, the outlook would be even However, the facts as represented by these figures do not por- tray the latent opportunities in the Montague-Whitehall-Muskegon-Grand Haven Urban Corridor and its corresponding shoreline region. Nor do they reflect changes that will occur in the future in such diverse phenomena as lifestyle, the ratio between work and leisure time, business location decisions, etc. Under these conditions of uncertainty the watch for opportunity becomes the critical dimension in plan-making as well as in plan implementation. Statistical indicators can only provide a benchmark for existing conditions. An assessment of the future can only be made on the basis of artful conjecture. �39 1960 MUSKEGON 1965 1970 UNITED STATES 1960 1965 1970 l.0 0.9 1.2 1975 1.0 Mining 2.3 2.1 2.0 0.2 0.7 0.5 0.4 Contract Construction 3.2 3.3 3.2 3.4 5.0 4.7 3.5 3.1 5.4 5. 4 4.7 li.5 55.0 55.2 45.4 38.1 41.5 41.4 35.6 31.3 30.3 29.8 26.5 23.8 5.5 5.0 5.4 5.1 5.8 5.2 5.0 4. 6 7.3 6.6 6.4 5.8 15.3 14.9 16.5 17.9 18.7 18.5 20.2 21.0 22.3 20.9 21.5 22.0 2.1 2.7 2.6 2.7 3.3 3.6 3.9 4.1 4.7 5.0 5.2 5.5 Services 9.3 9.7 11.3 14.5 9.9 12.1 14.4 16.6 12.5 14.6 16.5 18.2 Government 9.8 9.3 10. 7 18.2 14.9 14. 1 16.8 18.8 16.3 16.7 18.3 19.2 Transportation 1 'Wholesale and Retail Trade Finance and Insurance 2 1960 MICHIGAN 1965 1970 1975 0.5 Manufacturing 1975 1 2 Includes utilities Includes real estate Source: Table 1 Percent Employees on Non-agricultural Payrolls by Industry Division 1960-1974 MUSKEGON COUNTY OCEANA COUNTY 1960 7.6 10.6 1965 4.5 1970 1971 1972 1973 1974 1975 1976* 1977 7.5 8.1 7.8 6.5 7.6 13. 1 9.5 6.0 * Table 2 U.S. Department of Labor, Bureau of Labor Statistics; Emplo)'lllent and Earnings Month of September 9.1 9.9 9.7 8.2 9.5 15.8 11. 6 7.2 OTTAWA COUNTY MICHIGAN UNITED STATES 5.0 6.7 5.5 2.9 3.9 4.5 6.7 7.6 7.0 5.9 8.5 12.5 8.7 7.0 4.9 5.9 5.6 4.9 5.6 8.5 7.7 7. 1 5.5 6.0 5.2 4.5 6.0 9.4 7.2 4.1 Source: KENT COUNTY 6.0 6.6 5.7 4.9 6.6 10.2 7.9 4.5 Michigan Employment Security Commission, Annual Planning Reports Unemployment as a Percentage of the Total Labor Force - 1960-1977 �40 ;-;;,;;. MUSKEGON COUNTY OCEANA COUNTY OTTAWA COUNTY KENT COUNTY MICHIGAN UNITED STATES 1950 1,605 1,048 1,370 1,805 1,701 1,496 1959 1,993 1,383 2,091 2,329 2,287 2,161 1965 2,695 2,065 2,919 2,932 3,039 2,770 3,798 4,023 4,485 4,865 5,217 3,933 4.026 4,626 5,099 5,602 4,180 4,499 4,950 5,506 5,880 3,966 4,149 4,513 5,011 5,450 5,340 5,689 6,240 5,834 1970 1971 1972 1973 1~74 3,516 3,579 3,960 4,305 4,797 1975 5,037 4,122 Source: Table 3 Per Capita Income in Current Dollars 1 ~ t S - car.-.. lM),,,61 ltU-JJ .Jute . , "1dli.- ----..c-q Ott-C-ty .._c-., Clt'J•f .........,_ cit, ., c.,-, .._ Cl'f et c..-a ._'CJryef Li.Mi.tt-. Table 4 Michigan Employment Security Commission·, · Annual Planning Reports .. ...,., , ,.., ·- .... &1.1 S&.1,- "" ..... i,n ,.,._ ... ···... . ... ... . ... ... ..., ,.,,. ..., - - · - · • ...1- ... ...., , 11., ,. ... ,., ··. .... ... ,_,.,."''" .... ..,.,. ,.,,.. ,1.....,,. ,.... .... ..., ,. 1. 7 U,.t 1.n, 1• l,OU l , J.U 1. Ju 1.u, • 1. 0 t,on -.l. . 1 - t .J .su 1.1.. J,J'7 J, JU 1, lJI 1 ,11, u., n., u., 1.:11• 1. ,.. 1 . ... lt.1 n., JJ . t 2,no ,.uo J, UO J, )00 n .1 ,, ,._ u .s u .o u .o l 0 1H m 1 . .. , 1950-1975 J. tl.D - J, 1 l ,.JJO 1 , ... 10. , -u .> l, lt) 1, Ul ) , HO m Per Capita Business Indicators "" 11 . 1 -u ., u ., '1 .o , 1, SlO l,.UO ,,. 4,4t,O 12 . S ,S . J "·' , ,.., ,.. lll 1.. ....... ......" ...'" 0 .2 -1 . 1 '1, 0 1963-1973 ,l e l < t c t - ~1m m n .t n., 10> "' "' •11 l'1 ,., n .1 U .J 14 , 1 '"""- , n .1 no 1.01' 1, llJ 11., u., ,,., n.• ltl.S M 141 . 0 M uo. , ~ ., o., . o.,..~ ., c-n: • . ...,•-•ft ... C - , c....,., ._.&e!!! The groupings are based on the urban structure concept discussed in the geographic setting section of this chapter. lQJ .1 ..... . .. ... . . . . .,. ,, These statistics are presented by minor civil divisions as shown on Map 2 on the next page . z.1n t,JU 1. 11, The following Tables 5-9 provide detailed information about population characteristics of the area. un 1.... , 4J.O ·- ................ .... ··.... . , �41 v~~~-;l-~:,-+ ~ y\ -,- I,-- I ----->-- __ _J __ _ ' -- J ·r-~:. \ Ir;--\ -~-; ~--·-~ ' ,_ ',• .. -... _ ADMINISTRATIVE JURISDICTIONS KEGON URBANIZING AREA --~---------------------------------------------..-----·--r---'- ,•'' _________ """'"°'""""°""' 2 3 .J LAKETON TOWNSHIP. Map 2 MICHIGAN U O .J,t,l(CIISON _, _ t'061..1.TAHT .,. l.ABAH I ' \ . ~ ~ Al'C> OEStGN �42 Acre•/ Per•on Pop . 19SO Area Pop. 1960 Acres/ Ch•n9e in Pop. ' Per ■ on Pop . Acre ■/ 1970 Per aon Chan9• ' in Pop . Nort.hern Urban Node Whi t.eha.11 Cit.y 1878 Montaque Cit.)' Nort.h•rn Suburban sector Whi teha 11 Tvp. Fruitland Twp . Dalt.on Tvp. Lake ton 1'vp. Total Cant.ral Urban Core North Mu•ka9on Mu•Jca9on Cit.y Mu•keqon Hai9ht.s Roosevelt Park North Norton Sbor•• Total £a•t.ern Suburb&n Mu•keqon Tvp. E9elaton Tvp. Sullivan Tvp . Total l.Ol l. 10 lS JO ~ I":06 2590 2366 0. 7) 4956 C>.72 16.S l. l s,. 6 tt.O )01 7 2)96 0. 62 0 . 10 i'iTI 0.66 9:-i 42. 4 0 . 71 6111 2S1 24 . JS .96 12. 12 97. 6 1064 S 1-i 114.S 22. S18 1S48 14 . S9 2574 8.77 1200 llll 1901 6. 81 S. 84 40.2 SJ61 24.] 22 . 8 2 . 70 68U -.-:-is 116.4 u,o 7.06 l. 9S 60. 990 4lb6 4114 11,SSD ,.a, 66. l 21. 197 11.10, 69.S 10911 7312-+9228 2018 661 ]847 2424 ,1.,2, o. 45 11,828 1254 1000 0 . 11 18S5 46,485 O. lS o":13 19,552 2571 6799 79,269 l. Jl S. 61 14. 82 17,537 6104 1S77 O. SJ l.28 i7.Ti7 7l.9is" "T.Te o. 28 2. 04 12.2 lS , 06S .:OS ll.8 S9 . 0 4241 44,611 0.26 0.21 l. 8 10S. 6 126.6 17 , 304 4176 0 . 12 0 . 16 0.39 - ,.o - - 0.16 o. 10 0 . 26 0. 57 , .o 9129 10.l ll.S 62 . 0 4◄ . 6 1-:T ~ io:1ai o7JO 0. 9S l. 62 9. 59 l7.5 SC. 9 54 . 6 ll , 754· 6690 2051 1.07 l. J1 7. )7 2.72 'i'i":J° TI:m J7os -10.8 o. ,. 39 . 1 78 . 1 92.4 74. 2 12. 2 12,442 10,214 4979 S489 2196 35,320 0.87 1.88 1 , 86 1. 68 0.89 12., 28.5 1S.2 S7 . 8 34,6 o":"30 s ■ ctor 16.655+14,7)9 22.119 15.120 68,633 Southern Suburb•n Sect.or South Nor ton Shor•• Fruitport Tvp. Spr1.n9 Laite Tvp . Cr and Haven T"Wp. Ferrysburg: Tot.al WH I TERA.LL-NUS ltECON-GJlAND HAVEN URBAN AJtEA 12.757 3941 1020 10 , 880 19,194 9240 9216 1955 50,485 southern Urban Node Spring Lake Village Cr and Haven C:it.y Tot.al IT:"Tia "T.TI Em 1. 37 4. )0 4 . 11 4 . 61 1. l ◄ l l , 01 7 7949 4322 )479 16)1 7921 446 ◄ 2246 1997 1454 18,082 ~ 'i":7i 182 ◄ 660 3270 9536 o . 36 0. 34 IT7iio 2063 11, 066 l9lO o":'TI" ll.129 211,757 lll,257 1.61 162, S20 Source , Table 5 1119 1677 ms Total o. s . Oepart•ent ot Co•••rce, 2. 41 2 . 14 2 . 65 l.20 SM I":7i lJ.l 16 . 0 0. 32 0.30 o73o 1. 30 Bureau ot - r:-o ~ 47 .1 7.0 0 . 22 0.28 JOJ ◄ ll ,844 rr:r; ~ o."26 . u":"J 2]. 8 173,lS4 l. 22 , ... 7 Census of Pooulttio~ tho Census, 1950-197 Area, Population, Development Intensity and Rates of Growth 1960 Under Northern Urb&n Node Whitehall City Montague Cit.y 12. S 14 . l s 1970 5-1 ◄ 15-24 25-34 35-64 21. 4 12. 2 11. 8 ll.2 12 . 8 l l. l 29 . 0 10 . S 12 . 9 ll.4 1S.9 ll.6 12 . l 11. S 11. 4 ll . 8 ll. S 2J.) 21.6 9.6 ]0 . 1 6S+ ... Under s S-14 lS-24 2S-34 JS-64 )1.0 31 . 3 10 . 7 7. 1 ll.2 7.1 9.1 7. 1 S. l 65+ 9.6 8.l 8.2 23.0 26.9 19 . 2 16 . 0 12 . 2 10 . S 14.9 JO . )0 . 29 . 29 . 0 6 7 8 7. 7 6.6 S. 7 S. l tl.9 9.1 9.] 7.8 2l. S 23.6 26.0 26 . l 15. 7 14.6 16 . 6 15 . 4 12.5 lJ. s 12. S 12. 6 40 . 4 )4 . 8 33. l JO. 1 ll. 2 7. s 10 . S 7.S J. l J.8 6. 8 8.8 9.9 8.0 8.0 19.0 H, . 4 lD . 0 10 . 7 22 . ) 26 . 6 15. 7 18 . J 17.8 lJ . 9 15.2 10 . 6 22 . 2 9.8 11. 5 ll. 9 29 . 8 JS . 2 )◄. 0 11. S 12.8 9.9 9.1 4. l 29 . 0 26 . 2 s. ) 9. l 10 . 6 ll. 7 24 . 6 26 . 9 29 . 6 17 . 3 17 . 9 14 . l 12 . 4 12.6 16. 2 JO . 8 27 . 4 24 . 7 S.8 4.6 l.S 16 . 2 1 S. 6 15 . 2 l l. 8 18 . l l l. 13. 14 . 15 . 12 . 5 2 0 6 2 30 . 4 J l. 7 30 . 1 ] l. 4 North•rn Subu.rban Sector Wb1.teh•ll Twp . P'ruitland Tvp . Dalton Tvp. L•keton Tvp . 14.7 21. 4 25 . 2 25.6 24. 0 Cent.ral Urban Core North Muskegon ttualteqon City "usk•9on Heiqht• ltoosevelt. Park Hort kl Norton Shor•• 10.0 ll.2 13.2 16 . l 1S. S 21. 4 19. 2 21. 8 23. 4 2◄ . 2 10 . 2 9.l 10 . 5 10. 8 17. J 14 . l Eaatern Suburb•n Sector "uske9on Tvp . E9elston TYp . Sullivan Tvp . 1S.O 1S . J 16 . 6 24 . 5 27 . 6 26 . 2 12.6 14 . 0 13.8 l 3.7 ll. l 1S . 2 23. 8 l. 8 4.6 13.7 15.4 24. 2S . 22. 23. 11. 9 1l . 1 12. 4 ll . 8 12 . 7 14. 6 17 . l 14. 8 32. 28 . 28. 28 . S. 2 l. 9 •. 0 S. 7 9.0 9.2 9.• 9.8 8.9 2l . s 13 . 8 15.6 26 . 24 . 25 . 2). 8 9 7 9 Southern Urb•n Nod• Spring L•k• Vill.aqe Cr•nd N•ven Ci i:y 10 . 2 11. 0 22 . 9 11. J 11 . 0 12 . 7 11.9 11.l 12. 6 9. 9 33 . 1 10 . ) 7.6 8.2 22 . 4 19 . S 17 . 6 18 . 0 10 . S 10 . 7 )2 . ) 8. l 11. 2 Oceana Count.y Muskegon County Ott.aw• Count.y 11. 6 ll . 2 lJ . 2 22 . 2 22. S 22. 7 12 . 7 l l. 0 14. l 10. l 12.l 12. S JO . 7 12. 6 ll . 9 7. l 29. l 8. l 8.6 9. 1 9. 6 22. 8 ll. l 2 l. 6 lS . 8 16 . 9 18. l 10 . 8 12 . l 12. 9 ]0 . 1 ll . 0 28 . l 11. 8 8.5 ,. 6 Nic:h.a.9.an Unl.t.ed St.at.es 12 . 4 11. l 20 . 7 19 . 8 12 . , ll. 0 12 . 1 ]2. 8 33 . 4 9.1 8.C 21. 4 19 . 9 17. 7 17 . 8 12.2 12. l 31. 0 )1.8 8. S 9.8 Southern Suburban sect.or Sout.h Norton Shore• Fruit.port Tvp . Spr1n9 L•ke Tvp . Cr and H•ven Twp . terrysburq 14 . 5 13 . 3 ll.9 Source : Table 6 1 0 J 2 •.s ll . 6 u.s . 4 l 2 9 8.l 9. 2 D•partaent. of co .. inerc:e, Bureau of 19.S the C ensua . Census of Age of Population, by Groupings, % of Total Population l0 . l Jl. 2 ]3 . 0 ) ]. , ] ). 6 6 .1 ,.8 4.8 • . 9 S. l Popu l ation �43 Below Sch . Graduate H19h Northern Urb ■ n 1960 Hi9h Sc h. Crad1.1ate 1-J yr• . Co1l•9• 1 970 lel·ow ffi9h Sch . Craduate • or •ore yrs. Coll . Hi gh Sch . Graduate 1 -l yrs . Colleqe • or y rs . aore Co ll. Mode Whit.ehall City ,1 .2 Montague City 44 . 6 LLD 12. 2 ,o .1 ll. l 1 2. 2 1 4. ◄ ll. 8 10 · ' l 7. r. 4) . 2 11.9 ':' . l ll. 2 5. 2 • •7 7.7 l.6 5.6 2. 0 , .6 52 . 9 )l.6 JO . 6 33 . 7 JS . 7 8. 8. 9. 10 . 2 4 0 3 7 .) ll . l 2. S ll.9 16.2 7. 7 , .8 14 . 2 ll. 2 19 . 4 4. 8 3.2 12. l 1O.O 33.) 19 . J 8.5 22.7 17. 2 6.1 ) .5 l.l 25 . 8 24 . 1 25 . 6 25 . 8 7.• 5.7 9.8 S. 2 21 . 6 )J.0 Northern Suburban Sect.or Whit.•hall Twp . rrui t.land Tvp . Dalton Twp. Lak. ■ toc Tvp . S6 . 5 62.l 68 . l 5S . 5 Central Urban Core North Muakeqon Muake9on Cit:y Nuak ■ 9on E• ■ tern 25 . 0 )2 . 2 34 . 6 Park North Norton 27 . 0 29 . 8 8 ,, .1 Hei9ht• R.oo• ■ velt. JO . S Shor ■■ 22 . 19 . 37 . Jl . 72 . 2 )6 .7 4S . l 8 0 4 49 . 8 s, .• 42 . 2 24 . 57 . 69 . 36 . JO . 7 5 0 0 2 23 . 0 )9 . , ]9 . 2 l.S o. 9 l. 2 57 . 7 66. 0 )0 . ) 25.l , .1 56 . 7 34 . J 6. 6 l. 2 7.6 ◄9. l S5.9 14 . 7 27.7 5.2 6.) 2. 7 14 . l 10 . 2 15 .5 lS . 2 8. 2 6.9 3.8 4.6 2.0 9.• 7.6 10 , S 9. l 10 . 4 ll.O S. 2 ll . 8 Suburban Sector 66 . O 81.0 78.6 Nu ■ ke9on TVp . Tvp . Sullivan Twp . l9el ■ toa 24 . J H .6 ... Southern Suburban Sector south Norton Shor•• Fruitport. TVp . Sprinq Lake Twp . Grand Haven TYp . 60 . 2 67.0 57.0 6 ◄ .6 ... rerryabarg )2 . 0 38 . 0 40 . S 41 . 8 36 . 8 ◄5 , 0 )2 . 9 l8 . 2 6.6 Southern Urban Nod• l l. l 24. 6 9. 0 I .) •• • 8 38 . 8 )l.6 11. 9 58 . l 11 . 8 11 , 8 65. ◄ ll. 7 a.1 so . 1 33. 8 Ott•"'• County 63. 7 63. 7 23. 9 22 , 9 7.3 7.6 l.6 5.l 5.8 SJ. 5 49. S 32 . S 10 . 0 8. 9 9.5 5.5 6 .8 8. 5 Michigan Un i ted Stat.ea 59 . l 58 . 9 26 . 0 24 . 6 1. 1 8.8 6. 8 7. 7 47 . 2 47 . 6 ll . 7 Jl.l 9.7 10.6 10 . 7 Spring t.•ke Village Cr.and Haven City Oceana County Muskegon County JO . 8 9 . • Source i Table 7 Educational Attainment,% of Persons 25 Years Old and Older 1960 White Collar Northern Urban Node Whitehall City Monto1191,1e Ci ty Nort:hern Suburh•n Sector lrfh.it:.•h•ll Tvp . Pruit:land Tvp . Dalt:.on Tvp . l..aket:.on Tvp . Central Urban Core Nort:.h Huake90n Muste9on Cit:.y Nuate9on Heights Roo••"'•lt: Parlt North Norton Shor•• Eeat.ern Suburban Sector Mu•lr.e9on Tvp. E9el at:.011 Tvp . Sulliv•n Tvp . souchern Sub,aban Sect.or South Norton Shore• Fruitport Tvp. Spring- Lake Tvp . C:rand Haven Tvp . rerryeb-ur9 Southern Urban Node Sprin9 Lake Vil1•9• C:rand Haven City Service Collar worker ■ Workers Collar 50 . 0 44.8 ◄ :Z .l 7.5 9. 2 o. s ◄4 . 9 l. 6 5S . 2 16.9 ◄ )6 . 2 9. ◄ 8.5 12 . 9 O. l 0.6 28 . 8 26 . B 28 . S 6l. 7 63 . l SB . 9 52.3 9 .7 ll. J 6.4 2.4 o. 6 l. 3 J1 . 8 42 . 6 46 . 4 48 . 4 ll.5 55 . 7 ◄ 8.2 42 . 8 15 . 8 8.9 ll. 7 6.6 2.1 67 . S 25 . 43 . 54 . 29 . 7.1 16 . 5 19 . 4 0.1 0 .7 32.7 8.0 8.e 0. 4 41 . ◄ 69.2 25. 7 1.1 43 . 2 cs . o 28 . 4 55 . 5 61.l 4, . S ll.4 42.4 S.l ll. 9 lS. 9 5.S 8.1 J6 . l 19 . 7 lS . 8 55 . 0 68.5 72.9 8.S 10 . 5 9.6 )5 , 4 Jl.l 4l.5 29 . 4 56 . 7 61 . l 47 . S 57.l 7.7 6.0 9 .8 9.6 White F.ar ■ J9 . 9 25 . 7 62. 3 SB . 0 )8 . ) Blue Service Far• Collar Workers Work•r• l 5 0 5 l.O l. 2 2.0 2 1. 3 24 . 1 48 . 6 60.9 70 . S 12 . 7 17 . 0 4.7 0.) 0.4 0.6 40 . 9 34 . l 4 7. l 48.9 l. . 0.9 54.) ,1 . 6 9. 7 10 . 7 0.5 o. e 0.2 JS . ). 7 s 44 . 8 52. l 47 . 6 9.2 10 . l 7. 7 .. 2 .l 43 . 6 10 . 4 1:0 54 . 9 4 J. 7 38 . 8 45 . 0 42. 5 l) . 2 0.6 Oceana County Muskegon County Ott:.ava County 28 . 2 ] '7 .8 6.2 19 . 2 )0 . 7 10 . l 9.7 l.) 6.) 39 . 5 39 . 2 47.2 46 . 6 45 . 0 ll . l 13 . 2 12 . l 8.8 )4 . 6 41 . 4 so . 8 49.J Kichi9an United St.at•• 41. 9 43. 2 43 . S 38 . 7 ll.J ). ) 4◄ . 9 40. 8 12 . 9 11 . 7 6.• 48 . 2 36 . 0 12 . 8 l.S J . l Source : Table 8 1970 Blue U . S . Depart••nt of Co ■ aerce . Aureau of Major Occupations, % of Persons Employed t he Cen.,u•, Cen•us of ) o.a l.5 Populat. i on �44 196.0 1970 Und•r Sl,0OO $6 , 000 $2 , 999 -S,999 -9 , 999 ll, 8 ll.J 18 . 6 lS . 7 so. 4 12 . 2 42. 7 24 . 7 44.2 J6 . J ll. l 42 . 9 SlO , OOO - 14 , 999 SlS,000 Over -24 , 999 S25,OOO Dnder S l , 000 $6 , ooo $10 , 000 $15,000 S2 , 999 - S, 999 -9 , 999 -l·L 999 -24,999 S. 7 •. 3 ll.8 17 . 2 29 . 6 J0.2 16 . l 16. l 10 . 2 ]. 7 2.S J. 0 7.0 1'46 12. J ll . J 8 .S J7. J ]0 . 0 )1 . 1 21. a 40 . 7 10.5 211. l 16 . S 4.S ll. l 10.2 2l.J 2. l 2.6 1. 7 3.l 9. S ll. S l.2 ).0 a, l 16 . 6 19 . l S. l 17 , 4 ll.2 Jl. 8 18 . 0 19 . 0 ll.l 21 . S 25 . 4 2S . S 11 . 9 8. l 14. 6 2. 2 41. 6 ll.7 27 . 6 4.6 8.2 6.9 ll. 6 l.S .1 7.0 46. 4 42. 2 32 . 2 2S . J ll . 6 l l. 4 6.8 10 . 9 a.s ll. 2 )0 . 1 24. 2 39 . 6 31. 4 12 . )1 . 11 . JS . 10 . ov • .,. $25 , 000 Hort.hern Urb•n Node Wh1.tehall City Kont. ■ 9ue City Morthern Suburban l.7 • . 2 ]. J l.. 6.7 9.6 S. l 2.7 .7 8. 2 l.O 20. 5 10 . l l.. .7 4.S )2 . .. Sector Whiteh ■ ll 1s. a Laketon Tvp . 7.. 10 . 8 a. J T"P • Fruitland 'l'vp . Dalton Tvp . Central Urban Core North Kuske9on Muakegon City Nuske9on He19hta Rooaevelt Park llorth Norton Shores Suburban Sector Nuske9on Tvp . E9el•t.0n 'rvp . Sulliv•n Twp . 9. l 1S . 4 18 . 0 6.8 8.0 £ ■ •tarn Southern Suburban S•ct.or Sout:h No rt.on Shor•• Pruit.port. 'rvp . Sprin9 Lake Tvp . Cr and Haven Tvp . F•rryabur9 .. 10. 9 16.9 , 8. l 10 . 0 12.l 11. 0 cs . , 11. 2 29 . S so . s 18.0 JS . 6 39 . 7 ll . 9 17 . 4 ll , 8 26 . J 27 .1 44 . 7 43 . 6 39 . 0 36 . 6 46 . 0 ll , 2 19 . 0 39 . 8 ' .5 6.0 • .7 J9 . l 36 . l ll.6 38 . 1 36 . 5 41. l lB . 5 J9 . l l2 . l 9.8 1.7 .s .. .. .. 9.6 7. 8 l 7. I 14 . 9 ) 8. l 2. 0 ). 2 l. 9 l.S ..' 2. 0 2. 2 ) .7 6.7 6.1 S. l .. ... s.o l.S ·' 4.S 4.0 l.9 ). 6 s.o ·-· •-• ll. 2 8 . l 4. l JS . 2 t 0 2 5 , 31 . 6 11 . ll . 20. 14 . l l 6 9 19 . J .. •7 l.2 LO ·-· l. 2 S.l 2.0 5•• south•rn Urban Node Spring Lake Vill•qe Cr and HaYen City S. l 14 . 3 30. 7 18 . 8 ll. S ).0 l. 7 6 .a 9.2 10. 7 24. 2 21 . 2 15 . 2 ll . l 22 . 6 17 . 9 ). 7 4.l Oce•n• County Muak.e9on County Ot.tava County 21 . 5 13. 4 ll . l J7 . S 29.8 38 ..o 36 . 6 S. 4 10. 0 .7 l.l 1, . .s 7. 7 S. l 1s . , a. a l.4 2. 0 2.2 .s JS •.• )8 . 1 13. l 9.8 ll.l ll-3 ll. 4 25 . l 30 - • 34 . 6 7.• 14 . 3 15 . 9 l. l 2.8 l. J Nichi9aa Onit:.•d St:.•t•• lS. 8 ll. l 12 . 8 35 . 7 30 . 8 12. 7 1O . S l.S l .l l. 2 l.) 7.S 10 . 3 11 . 2 15 . 7 24. l 16 . 7 lO. S 16 .. 6 21 . 4 16.0 U. S . D•p•rt:.•ent of 21 . 4 sourc• : Table 9 Coa ■ erce , ... S. l Bureau of t . . Census , Census of Population Family Income, by % of Total Families Statistical tables are difficult to read let alone to interpret. To facilitate the understanding of the significance of the changes that are taking place in the social characteristics of the Muskegon area and how they affect Laketon, the most important variables are presented graphically on the following pages. The variables were selected with respect to their importance for planning; they indicate needs for community services or, conversely, suggest trends that may reduce the need for services or increases or declines in the capacity of human resources to support such services. These variables are: development intensity; rate of growth; percent elderly, 65 years and older; percent pre-school children; �- w 45 percent college graduates; - percent adults not having completed high school; - percent white collar workers; percent blue collar workers; percent high income households; and - percent low income households. The maps show how these variables affect the different local governments in the urbanizing part of Muskegon County. is attached to each map. An explanatory note In particular, it is important to note where a combination of "positive" variables occurs, e.g., few elderly, few pre-school children, high percentage of college graduates, low percentage of adults with low formal educational attainment, not having completed high sc~oo1, high percentage whit~ collar workers and high percentage of high income households. (The words "positive" and "nega- tive" are used in a planning context only. For example, a low percen- tage of elderly is "positive" only because it reduces the need for community services in this category.) Equally important is to note where the reverse occurs, where one or more positive indicators combine with negative indicators, and the "blank" areas where no extremes of on kind or the other yet occur. In summary, the regional analysis presents positive as well as negative features. Among the positive are the geographic location of the area, the environmental resources and opportunities and the recently initiated 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. �46 BECAUSE OF THE SLOW GROWTH RATE FOR THE URBANIZING AREA AS A WHOLE--6.7 PERCENT FROM 1960 TO 1970-MOST OF THE GROWTH LABELLED "HIGH" AND "MEDIUM" IS THE RESULT OF OUTMIGRATION FROM THE OLDER URBAN CORE AREAS, IN PARTICULAR FROM MUSKEGON AND MUSKEGON HEIGHTS • . . -,- (' ...,~ ....:..:.. I ~ ' -.--.."im,-,,i :..... .• RATES OF GROWTH 1960-1970 ~USKEGON URBANIZING AREA ■•■ HIGlf , OYER 25% : •: •: • MEDI UN. 10·251 JVV\. 000 SLOW, 5-11)% D STAG/WIT, LESS THAN 5% (includes decl 1n t n9 a,eu) ..... . • .• ii -•. '• • • • 1AKETON TOWNSHIP. Map 3 MICHIGAN �47 THOUGH LAKETON ON THIS MAP SHOWS A LOW LEVEL OF DEVELOPMENT INTENSITY, THE CURRENT (1976) LAND PER PERSON RATIO HAS DROPPED FROM 2.1 ACRES PER PERSON TO ABOUT 1.5 ACRES PER PERSON. IF BUILDING ACTIVITY CONTINUES AT THE LEVELS OF 19751976 UNTIL THE END OF THIS DECADE, IT IS MOST LIKELY THAT LAKETON BY THEN WILL BE IN THE 0.51.25 ACRES PER PERSON CATEGORY COMPLETING THE CONCENTRIC RING PATTERN OF SUBURBAN DEVELOPMENT SURROUNDING THE CENTRAL URBAN MOOE. -·.\•..--. ,. f • -~ ·• '•:. INTENSITY OF DEVELOPMENT MUSKEGON URBANIZING AREA ■ ■■ LESS TllAA 0. S ACR£S PER PERSON :•:•:• O. S-1.25 ACR£S PER PERSOH 0, n0nr 0 1. ZS-3 ACRES PER PERSON " // OVER 3 ACRES PER PERSOH - ..-.------------------------~:---------' 1 ~ 0 '..AKETON TOWNSHIP. Map 4 MICHIGAN LfO .wc0ll5()III 1 2 3 �THE SELECTED AGE INDICATORS, PERCENT ELDERLY ANO PERCENT PRE- SCHOOL CHILDREN, ARE OF PARTICULAR IMPORTANCE FOR PLANNING. A HIGH PERCENTAGE OF ELDERLY MAY INDICATE A NEED FOR SPECIAL SERVICES. A HIGH PERCENTAGE OF PRE-SCHOOL CHILDREN MAY REQUIRE EXPANDED SCHOOL FACILITIES, AT LEAST TEMPORARILY . THE MAP SHOWS THAT EGELSTON AND SULLIVAN HAVE A YOUNG POPULATION STRUCTURE WITH LARGE FAMILIES THAT CORRESPONDS WITH OCCUPATION, EDUCATION AND INCOME IN THESE TOWNSHIPS . IN CONTRAST, NORTH NORTON SHORES SHOWS A YOUNG POPULATION WITH SMALLER FAMILIES. THE MAP ALSO SHOWS THAT THE MAJOR CONCENTRATION OF ELDERLY IS FOUND IN THE CENTRAL CITIES--WHITEHALL, NORTH MUSKEGON, MUSKEGON AND GRAND HAVEN--A FACT WHICH CORRESPONDS WITH NATIONAL TRENDS . . •. . -. . , •· . . - ~-. I . .. AGE STRUCTURE MUSKEGON URBANIZING AREA •·• '-··· "''"°""'Y'irT.1 \•.· ,_■ ■ • OVER !OS 65 AHO OlDER •:•:•, LESS ntAN Sl 65 AHO OLDER ~ ~m ~ O~: :-.:-:•.\ tm ~::: :! ~t~~OOlo:;OER ~5 AHO ~~A~~DAHO ,vv Q Q . OYER lln 0-5 TEARS OLD \ ·•:•:•: , ./. LESS THAN 81 0-5 TEARS OLD LAKETON TQ\NNSHIP. Hap 5 MICHIGAN +-··· ····t.;· " ' - i • . •• ·-·-·-· CXlJrlCSU.TAHT .. l.RWil I I \ . ~ ~ Al'C) O(SOIII �49 THE MAP CLEARLY SHOWS THE CONCENTRATION OF THE HIGHEST EDUCATIONAL ATTAINMENT GROUP IN THE "PRESTIGE" SUBURBS OF NORTH MUSKEGON AND NORTH NORTON SHORES. MUCH LOWER EDUCATIONAL ATTAINMENT LEVELS DOMINATE THE EASTERN TOWNSHIPS. MUSKEGON HEIGHTS IS THE ONLY LOCAL UNIT WHERE A LOW PERCENTAGE OF COLLEGE GRADUATES COMBINES WITH A HIGH PERCENTAGE OF ADULTS WHO HAVE NOT FINISHED HIGH SCHOOL. . ~ ~ '. ~-:f_ \- 't 7. ~~ . ·-,-..,__,__.:...;..J_;:_-L - - EDUCATIONAL ATTAINMENT MUSKEGON URBANIZING AREA ■ ■ ■ OVER 14: COLLEGE GRADUATES MD LESS TlfAII 301 BElOW HlGH SOtOOL ••••". OVER 141 COLLEGE GRADUATES OR • • • LESS TlfAN 301 BELOW HlGH SCHOOL >0 0 LESS TlfAN "r,' 4t COLLEGE GRAOUATES OR OVER 601 BELOW HIGH SCHOOL LESS TlfAN C1 COLLEGE GRADUATES ANO OVER 601 BELOW HlGH SCHOOL - LAKETON TQ\NNSHIP. Map 6 MICHIGAN �50 r'--,--- - --=-=~ 1--+--":fr"-:rs-""1 ,-.._ ___, ~ _l::.,.. I -.;:..:.._ _ NATIONALLY, IN 1955, THE NUMBER OF "WHITE COLLAR" WORKERS--PROFESSIONAL, TECHNICAL, ADMINISTRATIVE , SALES ANO CLERICAL WORKERS--FOR THE FIRST TIME EXCEEDED THAT OF "BLUE COLLAR" WORKERS--CRAFTSMEN, OPERATIVES AND LABORERS. IN 1970, THE PERCENTAGE OF THESE nlO MAJOR OCCUPATIONAL GROUPS WAS 48.3 FOR WHITE COLLAR JOBS AND 35 . 4 FOR BLUE COLLAR JOBS. THOUGH MOST AREAS, IN GENERAL, REFLECT THIS NATIONAL TREND , THERE ARE DISTINCT TRENDS IN THE SUBURBANIZATION OF THE n/0 OCCUPATIONAL GROUPS: THEY SETTLE IN DISTINCTLY DIFFERENT LOCATIONS. IN THE MUSKEGON AREA THE EASTERN TIER OF TOWNSHIPS-FRUITPORT, SULLIVAN , EGELSTON ANO DALTON--ARE DOMI NANTLY BLUE COLLAR. THOUGH ONLY A FEW WHITE COLLAR AREAS WERE RECORDED IN 1970, IT IS QUITE LIKELY THAT THE 1980 CENSUS WILL PRODUCE A CONTINUOUS WHITE COLLAR SETTLEMENT BAND ALONG THE LAKE MICHIGAN SHORE FROM WHITEHALL TO SPRING LAKE TO INCLUDE LAKEj TON, FRUITLAND, SOUTH NORTON SHORES , WEST SPRING LAKE ANO FERRYSBURG . 1_• --i- . ::-. ::-_ ._....~. .:,. 1 ~·~- ni· ~ ...... . ,- •. ;:: -,-- - -+-'-+D OCCUPATIONS MUSKEGON URBANIZING AREA •■• • OVER 601 lolllTE COI.LAR :•:•: OVER SO: ~HT£ COLLAA >,...o,...~ OYER S<r. 81.UE COLLAR ' // . OVER 60: BLUE COLLAR :..AKETON TOVVNSHIP. Map 7 MICHIGAN lfO ~OflSON c::o&.l.TANT ti! \Jll8Allf P l ~ trNoHAQEMENT Mi,fJ 0lSIGN �51 INCOME IS STRONGLY CORRELATED WITH OCCUPATION ANO EDUCATIONAL ATTAINMENT . THE NORTHERN PART OF NORTON SHORES FOLLOWED BY NORTH MUSKEGON SHOW THE HIGHEST CONCENTRATION OF UPPER INCOME GROUPS . MUSKEGON HEIGHTS AGAIN rs THE ONLY LOCAL UNIT WHERE THE ABSENCE OF HIGH INCOME GROUPS COMBINES WITH THE HIGHEST PERCENTAGE OF FAMILIES WITH INCOMES BELOW THE POVERTY LEVEL. ' ·--t _J_;' , __J_ ' , i - l _.__ ,'--'' - ...1 .... _,;:,.J;;i_,:;;rl.;:;_c...::;_a.;:.o..;:J::......!:.../.=-_;:::;:,,...._...:.:4J!.---':2~•1 ! . -!-..C.,...__.--+"",-C-'+----, .. =I (_/ ::t _~-i I - • • l- --j--'7~ ,.,'.,. r-'.:r_-r:-,,:.-~ - ; ' -· .. } ~1 :- . ,. - . ' ' HOUSEHOLD INCOME MUSKEGON URBANIZING AREA ■ ■ OVER 301: OF INCOMES OYER SIS,000 AND ■ LESS lllAN 101: OF !NCOM£S BELOW $6,000 ••••• OYER 301: OF !NCOl1ES OVER SIS,000 OR • • LESS THAN 10% OF INCOMES BELOW $6,000 ) O O U:SS lllAA 10% OF INCONES OYER SIS ,000 ,..,,..,, OR OVER 25% OF INCDHES BELOW $6,000 '// ~~\~z~~\~\~~~~\i~~ Wo:1 , )1 0 1 _ _ _ ________________________________...1_...._ ......2,_ _..._ _ _~_J LAKETON TOvVNSHIP. Map 8 MICHIGAN UO ..1-UORSON _ _ CCNSU.TAHT ,,. I.Mottlf " - ~ ~ AN) O(SGN """""°' w.scoc,o, �52 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 will be lost. Expectations have been raised. For example, in the Attitude Survey, nearly half of Laketon's residents expect 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 st-ill industrial, it will have a greatly improved environment · and be a good area for i.ndustri-al investment. �53 THE LOCAL PERSPECTIVE Laketon's character and regional role have been shaped to a large extent by its geographic and social relationships with its surroundings. The regional structure of which Laketon is a part is, as we have seen, linear in form due to its shoreline orientation and its lack of a strongly dominating center. Laketon's location in this linear structure is an advantageous one. Although it is not directly within the north-south �54 corridor of economic activity, Laketon is affected by its presence along Whitehall Road. A. THE NATURAL ENVIRONMENT The physical characteristics of the region as a whole, and of Laketon in particular, suggest several opportunities for development. They must be weighed carefully in formulating a plan for Laketon. The topography of the Western Michigan Shoreline is a unique natural resource. The combination of a large lake - Lake Michigan - and impounded valley lakes such as Muskegon Lake represents a rare natural phenomenon. In addition, the steep dunes and shore bluffs are almost unique; These resources present opportunities for conservation and development in harmony with each other. The Muskegon area has developed a set of policies and plans to take advantage of these opportunities. Glacial activity in the Muskegon County area produced a pattern of land surface features that can be grouped into five major physiographic units, each with its own characteristic features. Laketon overlaps two of these units, the Glacial Lake Plain and the Dunes area.· The Glacial Lake Plain is characterized by a level surface and fairly low elevation. The Shore- line Dunes form a nearly continuous ridge along their Lake Michigan shoreline, extending in places to more than 50 feet above the level of the Glacial Lake Plain upon which they have been formed. Surface drainage throughout the region is not well organized or integrated and marshlands and lakes are prevalent. The permeability of underlying soils, particularly in the Glacial Lake Plain, contr~bute to the minimal �55 development of surface drainage. The high permeability of these under- lying deposits provides sub-surface drainage; as a result, groundwater levels are high, a problem which is particularly severe in Laketon. extent of this condition is shown on Map 9 on the next page. The The indi- cated hazard areas were mapped from information derived from the 1968 Soil Survey of Muskegon County. 2 The survey provided for each soil type three measures for the severity of groundwater hazard potential in regard to development. These were: (1) depth of groundwater table; (2) soil features affecting foundations for low buildings; and (3) soil features affecting filter fields for septic tanks. The hazard potential in each category was ranked as being either severe, potential, or non-existent ~ Each soil type found in Laketon was ranked for these characteristics. Soils classified as severe hazard soils on all three characteristics were mapped as severe groundwater hazard areas; soils with two of the characteristics listed as severe were mapped as hazard areas; and the remaining soils were classified as no hazard areas. In acres, of the Township's total acreage of 11,000 acres, approximately 1,000 acres have already been developed. About half of the developed acreage lies outside the designated hazard areas. Of the remaining 10,000 acres, only about 1,750 acres lie outside the two groundwater hazard zones. This suggests that severe limitations should be imposed on unrestricted development in the Township which has led to a situation where, according to the attitude survey, 46 percent of the respondents indicated that they 2 U.S. Department of Agriculture, Soil Survey, Muskegon County, Michigan, Washington, D.C.: U.S. Government Printing Office, October, 1968. �. . ·- ·- ·- ·, l i \ ! I I i z <{ C, :f u ~ a: w< z ~! ~ z!! 0 ~ ~< 0 ~, ::J ~ 1 i a.: :i: (f) ~ z ~ w ~RD (9 I I I I I �57 had problems with high groundwater on their property, e.g., water seepage in the basement, portions of lot submerged, improper drainage, etc. Fully 89 percent of those with problems claimed that they were unaware of the existence of the problem prior to moving to their homes. This information corroborates the consultant's field survey which counted 761 homes in areas designated as severe groundwater hazard areas and 40 in very severe hazard areas. This total of 801 houses represents 44.4 percent of the Township's 1933 housing units in 1976. The groundwater table in Laketon is also influenced by the cyclical and seasonal variation in the level of ~Lake Michigan and the corresponding fluctuation in the levels -of Muskegon Lake -~nd Bear Lake. ation is affected by two kinds of forces: This fluc-tu- natural and artificial. The major natural force which increases the water levels in the Great Lakes area is precipitation. The Lake Michigan basin receives an average of 31.2 inches of precipitation each year. The maximum recorded precipitation is 39.3 inches and the minimum is 23.5 inches. Figure 5 on the next page shows the correlation between above and below average precipitation and high and low water levels, respectively. It is important to note that the current high water level has been building up from a very low point in 1964 as a result of ·the above average annual rainfalls during ten years from 1965 to 1975 excepting 1971. This represents the longest consecutive period of above average precipitation on record, suggesting that water levels may remain high until a clear drop in the amounts of annual rainfall will restore the balance in the capacity of the Lake Michigan basin to regulate the inflow and outflow of water. There are two kinds of natural forces which decrease the level of water �SC 581 580 579 578 577 576 38 36 34 32 30 28 26 24 ,., I \ .. /''.... /',/ \ I\ ;, - 1•, J \ . • --__ :\..-t~ -- :\-. - - - .,,: - --- ----. - .-J.- - -- -\71'• -----···-----. I , .. , • \ / \/ \ I " \ v-·-· •-4 I . . l ~ \ 1 . f\ .... \ •' .·, .... ,,•, ' , '• f...J__ _J --- ,. __ ___ J------ lL- --' ---t -+---A-I i \ I\ ' I ~,! /\• • V\.! \/. ~ I \ \J \ I\ I • \ • • \j '• '•··I ; • c•-~-- ~-----..1. -- It----~-·,.1 \ v·, . I \ 578.3' •\.I• ,,. . Mean ~ I Mean 31.5" I \1 • Ii • 1CJ31 1921 Figure 5 19,1 1 '~41 1961 1971 1976 Annual Rainfall and High Water Level Mark, Lake Michigan - 1921-1976 in the basin: runoff and evaporation. Most of the runoff is through the Great Lakes basin to the Atlantic Ocean. There are three types of artificial forces that control lake levels. The first two, dams and channel dredging, are used only in the narrow areas where the lakes are connected. Lake Superior, for example, is artificially regulated by control works at the St. Mary's River at Sault Ste. Marie. The third artificial force is diversion into and out of the Great Lakes basin. The major diversion into the Great Lakes basin is the Long Lake- Ogaki works into Lake Superior. The major diversion out of the basin is at the Chicago River, at the bottom of Lake Michigan. The amount of precipitation and the water levels varies also by season, as shown in Figure 6 on the next page. These seasonal variations are much more predictable than the yearly variations. For example, annual variation �59 ' ' ' l~S '=t=1=r=l=l=t=::f::=1 - Figure -6 Monthly Variations in Lake Michigan Leve1~ in water level on Lake Michigan is 1 foot, 1 inch. variation is 2 feet, 2 inches. - l!!!.•~ :_l 1=,,,1,-~ =-.......:;;:;-:.---i---t ~,.,,!- 1974-1977 The record high The record low variation is one inch. The usual low month is March and the high month is July. S-ince the low precipitation months are in winter and the high months are in spring, the months of extreme water levels reflect the lag effect that is caused by the reservoir characteristics of Lake Michigan. As can be seen from Figures 7-12 on the pages to follow, Lake Michigan has a significant effect upon the weather and climate of the Muskegon area. The prevailing south and southwesterly winds tend to moderate the temperature, resulting in warmer winter temperatures here than farther inland. the summer the tendency is just the opposite; the predominantly westerly winds keep the temperature below the uncomfortable readings of the high nineties. Extreme heat or cold is rare in Muskegon. recreational potential of the area. This enhances the In ' �60 Jan/ July - " Apr/ Aug/Sept}\ , ' ~-=:.........::.~--.C"---'--'---'-- Figure 7 Muskegon, Prevailing Winds 9Cf Rt<: ,ORD REr ""D 0 80 IGH 99 ow 14" ~ ! , 600 Q 50 ' 30 ~ ti" .• ii•••• ••• 1 .• I I I - i"... ~-,- .:f , , 'MA~I , i '.. ' , " i'-,}._ \•. •. ~ ;/ /i ··... ... ~ I -' 1. . .l "- - - - ! """-~••..l ~ , 1./ y 0 .o ,~,,,,.. - , •....-·.. , ,,.... I 700 4 .- ~ I - FAE€, 4NI; _I I .... ~,E"j"l .. ...ff 2Q° - .. ~ .... ! • .. ~ Figure 8 Muskegon, Average Monthly Temperature - ... _ . J ~1'-- ...___ ~ ~.I'--- ... ... . ~ - �61 J F M A I M J I J A S 0 15 --- 10 ~ ~ L.,,,,_,,. 1"'111111,,,,. N D - 5 mph I ' I I Figure 9 Muskegon, Average Monthly Wind Velocity 90 80 7n60 50 I ... J,.- •11r::u DAY -. -.... i--....,.._ ..... ~ , ... ;- - 1 ....~ ,,,,,,,_ L..., ' - Figure 10 Muskegon, Average Monthly Humidity Figure 11 Muskegon, Average Monthly Cloudcover I ., ' ~ r- �62 2 \\\\Ill\\ !Il ~ Figure 12 Muskegon, Average Monthly Rain and Snow Fall The south and southwesterly winds which predominate six months of the year create a small problem for Laketon, which is located'to the north of the S.D. Warren Paper Mill, across Lake Muskegon. As the winds blow across the lake they tend to carry the odor from the mill's emissions into Laketon. However, the company is working on installing new pollution devices which they claim will remove all odors from airborne emissions . In general, lake breezes and relatively high wind velocities have assisted the Muskegon area to maintain high air quality despite urbanization and industrialization. Most recently, more stringent emission control measures have further i mproved air quality in the area, as shown in Figures 13 and 14 on the next page. - Large sections of the Township are wooded, providing the predominantly �--, 63 micrograms/ cubic meter 100 ;-;-,....,..,..::-· ::-· --==~------------------------ :1-· 780 -+-+·~·~·,1---,,~·~·---1_,..,.-e+----------------------....,....,.... · =. :_: :_:: 60 -1--~·~·+--1-~·~·~ · -+•:..;·+-..,_,....:+-+.:.-'--l-*::...:...,1-,-+~~ -~-+-+__,..~+------- ill .. 40+-TT•~•+--+~•~•+--+,:~+--+~•~•+--r~•~•-t--+,~•~•"'t--r-~•~-~•T·~•+-~.-,...,..t--t-'....,_..t0 0 0 )/ ... 20 +-f-.'.•~·~-4~-~-~ - '---h-"~·~ -~-""-'--.1--f-~ · -·~-·+ -i;·....,..-1--4"~·~--+--t'-"~-"'..+--~-~·~·,-----t........'+- ... 0 4-.J..:. " .:.. · .1.--1.:.·..:.·.:.a · 1.-...t..:·..:.·..:....--.1.:.;··:..;·.__c..:..··;..........1..:..:...;..,_~.;.;..~....-.:.·.:.·.,_.._:·...;·...· .........._ • "'-'"..,_ 1967 Figure 13 micrograms/ cubic meter 1968 1969 1970 1971 1973 1972 1974 1975 Muskegon County, Suspended Particulate Survey, 1967-1976 100 80 TT -:=:=. - 60 40 +-r.·~-~-f---E-~ - ·:+---,~·~-~-f---E-~~-+.-·~-~-f---+.-,,..,.-¾-+,..~··. i - .. ..0 .. 20 . ~ :{: ... ..- .. .. . .. /4 0 Figure 14 1976 ;-....i... · ;_ · -~ ---.;.·.:..· 1970 1971 ... ......1.., · ;.··;...i.._ 1976 ._...i.;..;.;.~,..i...;~-.i.;.. . . ;.i. · -~·..:.· 1972 1973 1974 1975 Muskegon County, Air Pollution Index, 1970-1976 �64 flat environment with interest and contrast. no commercial value. timber. Most of the wood cover has However, there are a few woodlots of good quality These are currently endangered by clear cutting which, because of the small size and location of these woodlots, is the only economically feasible harvesting method. To prevent the destruction of this environ- mental resource may be one of the objectives of this plan. Lastly, it should be mentioned that oil was extracted in the Township as late as in the mid-1960's. However, these shallow strata at a depth of about 400 feet were quickly depleted. The potential for oil in deeper strata--over 4,500 feet : deep~-has ·stirred a renewed interest in exploratory drilling, in particular in the counties to the north of Muskegon. At this time it is not known whether or not these deeper reserves are substantial enough in Muskegon County and Laketon to warrant exploratory drilling. 3 Despite the inconclusiveness of these reports, Laketon should be prepared for the possibility of renewed oil production in the Township. Provisions should be included in the revisions of the zoning ordinance to regulate the various phases of oil production, in the event that such production does occur. These provisions would have to be based upon Chapter 319, "Conservation, Oil, Gas and Minerals" of the Laws of the State of Michigan. B. THE MAN-MADE ENVIRONMENT Map 10 on the following page depicts the existing patterns of development in the Township. 3 As can be seen, most of the development, in particular The oil prospecting issue was recently discussed in the Muskegon Chronicle: "Potential Deep Oil Reserves Stir Interest of Well Drillers". �--, 65 I I -- - ~~~?T'I . ..-i w~7~m~;::r-l~1 ·-·-7 1 ! ! I i z <x: :E c., u ~ ;; ~ h,.x ~l H! H!AJ Hi w j },. UJ i § ~ wO□o□o l ~(/) I ~ ~ I ►~ l±: • ~ ◄ - -· <.J I Z 5- ,:::J o; u!~ <{ ~I ~....J u ~~t- n.· :r (/) z ~tz ~ I.I.' ~ <x: ....J 0 ..... 0. C1l l: �66 residential subdivisions, are concentrated in the southeastern sub-area. However, most of older settlement took place on roadside parcels of varying size and, naturally, along the shores of all three lakes, where virtually no undeveloped lake frontage remains. There is virtually no non-residential development in the Township except along Whitehall and Witham Roads where a strip of mixed commercial development exists. In regard to community facilities, the Township hall is new and is centrally located on a large site. Future expansion on that site of administrative and community service facilities is feasible. The religious needs of the community seem to be well served. Several of the churches are new and located on adequate sites adjacent to the major street system. As shown on Map 11, the entire Township is within the Reeths-Puffer school district. suggest This fact and the consultant's analysis of the district that the public school system will not become a major educational and/or fiscal issue in the foreseeable future. The analysis suggests that the district will be less affected by enrollment declines and subsequent financial problems because (1) Laketon's rapid growth will enhance the district ' s tax lease; (2) the changes in family structure toward smaller families associated with this growth will reduce pressure for new school facilities but will help to keep enrollment levels within fiscally tolerable limits; and (3) the location and condition of existing school facilities at the western edge of most existing development is pdvantageous in that �67 'ftj7i ::1-- -. .-;--- / .,~~:~,__,:~4'-'--'i. ~_:i.,...- -;.ijL- -~;:,,·:;.", . ·• L:j r ·.:,.,..,, .~ ·-- ~ -•. .--:, ·t·· ·~ ;: . - ~:i. SCHOOL DISTRICTS MUSKEGON URBANIZING AREA --------------------------~-·-__...,.___.., l LAKETON TOWNSHIP. MICHIGAN Map 11 ~ 0 1 2 3 CXNSU.TAHT" .. LMNil I \ . ~ MN,&IQ:a.e,T A"D 01:SOw �68 new development will be further west and render existing sites more central. The internal traffic conditions in the Township are typical consequences of unplanned growth. The addition of new subdivisions and the general movement of all new development to the west increases traffic on the eastern sections of the road network causing hardship on earlier settlers who expected to live on a quiet residential street but now find themselves living on a major thoroughfare. This is particularly true in regard to Giles Road and Dykstra Road, where the eastern segments in 1975 carried daily on the average -8,000 and 3,500 motor vehicles, respectively. Stop-gap measures, like the extension of Dykstra Road to White- hall may expedite traffic flow. of the system. They do not change the basic inadequacies The layout of existing roads, however, suggests that with only very minor adjustments, the structure of the system can be altered to relieve the residents along the major eastern roads from excess through traffic. C. THE SOCIAL ENVIRONMENT Laketon's social relationship to the region can be analyzed in comparison to Muskegon and the surrounding corrnnunities and urban centers. Population trends by region and regional sub-sectors reflect the historic trend of suburbanization in the United States. trend. Laketon is a good example of this The appended census statistics show that Laketon's growth was over twice that of the entire county between 1960 and 1970. Laketon's growth rates have been consistently higher than those of most other areas in the metro- �69 politan region. While the City of Muskegon's population declined steadily between 1950 and 1970, Laketon's nearly tripled. The following table shows rates of growth for the urban-rural fringe of the U.S. compared to those of Laketon Township and other selected sub-areas of the Muskegon Metropolitan Region. Population Place United States Laketon Twp. Dalton Twp. Fruitland- -Twp -. Norton Shores Table 10 Growth Rate 1950 1960 1970 1,901 3,113 1,548 10,921" 4,114 4,366 2,574 17 ,Br6 5,440 5,361 3,200 22,-271 19501960 19601970 19501970 85 % 116 % 40.2% 66.3% 63 .-17. 44 % 32 i. 22.8% 24.3% 25 % 161 % 186 % 72.2% 107 % 104 % Suburban Growth Rates, Muskegon County Since the 1970 Census, voter registration and building permits suggest that growth has continued at least at the rate experienced between 1960 and 1970, if not at a somewhat accelerated rate. Voter Registration Building Permits Table 11 1970 2422 40 1971 65 Growth of Laketon Township 1972 2822 56 1973 1974 1975 49 43 48 1976 3818 75 1970-1976 Assuming an average of 3.3 persons per housing unit, or slightly less than the 3.54 in the 1970 Census~ the population of Laketon has grown by 1,240 in the seven years since the Census to a total of about 6600-6700 persons. �--, 70 The rapid population growth and residential development in Laketon has been accompanied by shifts in the general characteristics of the population. For instance, between 1960 and 1970, the age structure of Laketon's population changed considerably, as shown in Figure 15 on the next page. Major shifts include a drastic reduction in the proportion of young children, more teens and young adults, more middle-aged and fewer in the 24-34 age group. As was discussed in the regional analysis, this generally upward shift in age patterns is repeated throughout the region and, _iri fact, in the u.·s. It is more dramatic in . central.. cities.: than. :. in ·--other areas; for ·instance., in Muskegon the percentage:. of--elde'.r ly .:. increased from 10.S ·to 12.8, and in Roosevelt Park from · 3.l to 9.1. In Figure 15, Laketon's change rates from 1960 to 1970 are compared with the corresponding regional, state and national trends. each bar indicates the direction of change. The arrow on As can be seen on each indicator, change in Laketon is faster than in Muskegon County and the nation. Of particular importance is the fact that the county's change rates are slower than the national and state rates. Laketon's change rates are, therefore, all the more important. Laketon's population has shown substantial increases in levels of educational attainment since 1960. In 1960, only 12.3 percent of the population over 25 had one or more years of college, and a full 55 percent of those older than 25 had not completed high school. By 1970, however, that number had diminished to 42 percent, and the proportion of residents over 25 with one or more years of college rose to over 22 percent - almost double in ten years. In part, these statistics reflect the type of people who moved �LAKETON TWP. -LA I: r:TON MUSKEGON co. 71 MICHIGAN UNITED STATES 5b 40 30 AGE 14 1 0 2 15 - 34 3 35 - 64 4 65 + 1' ·1' 2q)O· ·1- 1' -G- 2 3 ~ I 2. ..3 :i 4 3 4 2- 3 ,J., -1, J, 4 - 'V SO-· -4-0:. :5e EDUCATION l -Below- H. S. 2- High School 3 Some -College I<>- . 4 College+ - ~ 1' . I .. -.-..,. .50 ' 1' , '.2. 2. -l, .J, .3 2 4 3 I 1 2 3 4 :s -4 ·1 -4o 1' OCCUPATION 2 1" ~ I ::z_ 319 White Collar ?.a Blue Collar \G Service --eFarm 2. 4 2 3 -4 I ;2. 3 4 ·3 4- .J, ~ 6'0-4o- INCOME .J, -1, .J, .J, '1, 3o- 1 Under 6,000 '2P2 6,000 - 10,00R:>-310,000 - 15,oor 4 Over 15,000 ~- Figure 15 1' 1' 1' -1' 4 2. Socio-economic Change Rates 1960-1970 2. 3 4 2 :3 .3 I '.2. 3 4 . �--, 72 into the community between 1960 and 1970. The county itself showed only a 3.3 percent increase in those with one or more years of college, while in Muskegon Heights and Roosevelt Part, the number actually declined. D. THE ECONOMIC ENVIRONMENT Between 1960 and 1970, the employment structure of Laketon residents by industry shifted away from manufacturing towards employment in the service sector. Employment decreased in the areas of construction, durable and non-durable manufacturing, and transportation, communication and utilities. Employment rose in wholesale - and retail trade services and governmen~. Changes in the labor force by employment type supported changes in f ' occupation by industry. Those employed in professional, technical and related jobs increased from 14.1 in 1960 to 16% in 1970. Those in manage- ment, administration and related fields increased from 5.9% to 17.9%, while the number of clerical workers also increased slightly. Craftsmen, foremen, operatives and farmworkers declined. In terms of major employment areas, Laketon followed the post-industrial trend of the nation between 1960 and 1970. In 1960, 52.3% of Laketon residents were employed in blue-collar jobs, compared with 41.4% in whitecollar positions. By 1970, the balance had shifted and white-collar employment had risen to 48.2% of the labor force with blue-collar jobs declining to 42.8%. It is important to note that Spring Lake Township was the only other community in the entire area, including cities, where this shift occurred. As a result of these shifts, household income rose substantially for �73 Laketon residents between 1960 and 1970, as shown in Figure 15. The trend toward higher family income is, in part, also influenced by a larger number of women participating in the labor force. For example, in 1960, there were 1.25 employed persons per household. This figure had increased to 1.37 in 1970, and, according to data obtained from the Attitude Survey, to 1.50 in 1976. Lastly, one could mention that the recently released building permit statistics for 1976 show that the average value of new homes in Laketon was =$35;000, the third ·-highest - figur-e. in Muskegon. County~ ... In North Muskegon, ·the figure was .$38;ooo ·and in Norton :Shores~$37,900. In con-. trast, the average value of a new home was only $20;000 in -Muskegon Township. The reconnaissance suggests that for secluded, recreation-oriented suburban living, Laketon is nearly ideal. The major physical obstacle to development is the problem of very high groundwater -levels in many areas. The major economic constraint is that the future demand for public services generated by a growing number of amenity-seeking residents must be supported from sources other than the traditional property tax. Lake- ton's regional location mitigates the tradition of increasing the local tax base by attracting extensive commercial and industrial development. However, it is clear that Laketon will continue to be subject to development pressures because of its attractiveness as a residential community, its easy access to major recreational amenities, its proximity to downtown Muskegon and other major employment centers, and its unique isolation from heavy commercial and industrial development. �--, 74 A number of other factors will increase pressures for growth and future residential development. Extension of the metropolitan sewer and water systems will work to accelerate development of currently vacant tracts of land. A system of ponds and canals to bring the high groundwater condition under control could turn this problem into an additional environmental amenity, providing an added element of attractiveness to the landscape. Finally, the growth of nearby industrial parks and a general revitalization of the regional economy would increase the demand for high-quality housing throughout the county and, in particular, in amenity-enhanced areas such _:as ·Laketon Township. �.....-- ..-~ • •. -,I' • • f •• .. .. ·· I ... . ..- • •I I • - ■-. ,. . i-.,.. r .. t . .' .. .,I • .,. • -· .. -. . -.-. ■ I I _.,....,.r,. ', ... _ . -- f ■' ~•.1 , , r '. lt■ll,111,, L ~ ·- .,,,,, l"I rt .- ... '; - . ~ ~_!. -{·- ■,..I .. - 0 , r .'.J - I .:: - I ' ,/II ,-",.,.;w·~- I!' ·- ,I - I JI ••. '~ -1:-i;;., . •, .>.' �--, 75 ' PURPOSE ANO DESIGN This section of the plan report presents the results of a connnunity attitude survey conducted during December, 1976. It was felt that a survey of this kind was the best method available for completing the initial data needs for plan development. It was also felt that the survey could be used effectively to further additional planning objectives. The purposes of the survey can therefore be -summarized as �76 follows: 1) Assessing Community Attitudes. The primary survey objective was to ascertain community values, perceptions and priorities. ment had a dual purpose. This assess- First, a community-wide survey would reveal general attitudes toward living in Laketon Township. Secondly, it would provide information in regard to the local impact of recent changes in general social attitudes towards development, the environment, and individual and family lifestyles. 2) Data UpdateandExpansion. Building permit statistics and field observations indicated that a substantial amount of new residential ~ development has occurred in Laketon during the period since the 1970 census. Information from the survey would update and expand housing and socio-economic data. 3) Problem Identification. Survey responses would provide a means by which to gauge the extent and seriousness of the high groundwater problem and other issues of concern to the community. 4) Citizen Participation. planning process. A survey provides a citizen input into the It provides a means for establishing broad-based communication with residents of the area and introduces them to the ongoing planning activities in their community. SURVEY DESIGN The survey was designed to produce a representative sample of the views and attitudes of Township residents. The examination of possible survey techniques within the constraint imposed by project schedule and budget suggested that a mail questionnaire reaching approximately every eighth - adult resident was feasible and would satisfy the purposes of the study. - �77 The technique employed consisted of drawing the sample from voter registration rolls using a random start. Though the utilization of voter registration can be questioned because it provides only a partial listing of the adult population, it was felt that lacking a more complete list of residents, for example, in the form of a city directory, voter registration rolls were preferable over such other address sources like telephone directories or tax rolls. For one, the questionnaire would be addressed to any randomly selected adult voter, not just the head of a household or a taxpayer. This would elimi- nate- much of the mal~ bias normally encountered in . surveys of -this kind.~ Secondly, voter registration in a community like Laketon is high. Finally, it was felt that voter - opinion on issues dealing with community services and development was important because many plan and management proposals may eventually require voter approval at the polls. The survey instrument was a structured questionnaire allowing for scaled and/or ranked answers. No open-ended questions were included. However, respondents were encouraged to comment on any of the issues covered by the questionnaire. Questionnaire content was developed using two basic sources. First, each staff member was asked to prepare a set of survey questions based on previous survey experience, stated survey goals, and specific informational needs. 4 Secondly, past attitude surveys in the Muskegon area were reviewed Survey results show an about equal sex distribution between respondents: 53 percent male vs. 47 percent female. �78 for additional questions. These question sets were edited and refined to yield a final survey instrument of 45 questions covering general attitudes about living in Laketon, housing, community services and facilities, recreation, and development alternatives. In addition, the questionnaire asked for basic socio-economic information, e.g., family income, duration of residence in Laketon, and the sex and age of the respondent. Also, it asked the respondent to identify the area in which resided. This ~question was incluaea to .allow for. the analysis · of survey results by the four dominant subareas of the city: the rapidly- developing south- east quadrant to the east of Buys Road and south of Giles Road; the southwest quadrant south of Fenner Road along the north side of Muskegon Lake; the mostly undeveloped northeast quadrant that includes the Lake Michigan shore area; and the northeast quadrant to the east of Buys and north of Giles Road dominated by development along Whitehall Road. 12 on page 82.) (See Map As these quadrants not only differ ·in their environmental and developmental characteristics, but also in regard to the socio-economic characteristics of the population, it was felt that subarea analysis would be helpful to plan formulation and the assessment of alternative plan and policy consequences. The general sample of 522 names was divided into two "sub-samples" containing 261 names each. One of these groups was sent a packet consisting of an explanatory letter, a questionnaire, and a brief report entitled "LAKETON TOWNSHIP: AN ASSESSMENT" which summarized the findings of the reconnaissance survey. The other group received an explanatory cover letter - �79 and the survey questionnaire only. By sending the summary to only half of the sample, it was hoped that the impact of the report, if any, on stated respondents' attitudes could be measured. As a control to general community attitudes, the survey was also administered to 33 community influentials. The purpose of this control was to ascertain whether or not the opinions of this active group of community decision-makers significantly differed from those of the community at large. The -list· of these ~ommunity _influentials _was developed during the reconnaissance survey. albeit well-tested: The method used for identifying · influentials was simple · it consists of tallying the number of times an ~ndivi- dual's name appears on lists provided by a small group of initial contributors from among elected and appointed officials, political representatives, and persons highly visible in community activities and organizations. this instance, half of these informants were residents of Laketon. In The other half were individuals from the Greater Muskegon area knowledgeable about the power structure in the Township. After the initial lists contri- buted by this group were compiled, a composite list was returned for~ second round of identification. This two-step approach yielded a final list containing 33 names. SURVEY RESPONSE The questionnaires were mailed on December 20, 1976. shows the number and rate of questionnaire returns. Table 12, on page 80, Based on current population estimates, these results show that about one out of every four Laketon households received a questionnaire and roughly one in every eight �80 Total Returned Returned Received by by Total by Jan . 14 Surveys Return Late Total Return Post Laketon and Mailed Office Residents Analyzed Rate Returns Returns Rate Report and Survey 261 4 257 76 30% 10 86 34% Survey Only 261 10 251 106 42% 7 113 45% Influentials 33 0 33 28 85% 1 29 88% 14 541 210 39% 18 228 42% TOTALS Table- 12 555 Laketon Attitude Survey: returned it. Response Rate The final return rate of 42 percent is high for a mail survey without extensive pre-survey publicity through the local media and with no follow-up mailings during the survey to remind the recipients to return . . 5 t h er i ques t ionnaires. The conclusion that must be drawn from this high return rate is that the residents of Laketon are vitally interested in the affairs of their community, and that they are willing to express their views by whatever means available. This degree of interest should facili- tate greatly public decision-making and administration; on the other hand, public awareness should also provide a constant challenge to the management of community affairs. In this instance, the high return rate allows us to draw inferences for planning purposes about community attitudes and expectations with confidence. 5 According to Dr. Harry P. Sharp, Director of the Wisconsin Survey Research Laboratory at the University of Wisconsin-Madison, a "normal" return rate is about 10 percent for a mail survey conducted without pre-survey publicity and with no follow-up mailings. �81 RESPONDENT CHARACTERISTICS To ascertain the representativeness of survey respondents, their socioeconomic characteristics and their residence location were analyzed. In terms of the subareas into which the Township was divided as shown in Map 12 on the next page, all four are proportionately represented in the returns. �32 TRAC I I I LAKE MICHIGAN - - - - MUSKE-GON LAKE Sub area Boundary 1111111111111 Precinct Boundary ••••••• Census Tract Boundary Residence Area, Precinct and Census Tract Boundaries Map 12 Subarea Survey Respondents % No. Precinct R~gistered Voters in 1976 % No. Census Tract Population in 1970 % No. SW 34 45 16.2 37.6 21.4 2 1330 38.0 16 1964 36.1 NE SE 57 74 27.1 62.4 35.3 3 1 785 1381 22.5 62.0 39.5 17 3476 63.9 5440 100.0 NW TOTAL Table 13 210 100.0 3496 100.0 Respondent Voter and Population Distribution by Subareas �83 Tables 14 and 15 below show length of respondent residence in Laketon and the location of their prior residence. More than a third of the respondents had moved to their current residence since 1970. Most of these relatively recent arrivals were attracted from other Muskegon County locations by Laketon's natural environmental amenities. Only 16 percent of the respondents indicated that low property taxes had influenced their original moves to Laketon. Respondent moved to Laketon after 1970 between 1965 and 1970 between 1950 and --1965 before 1950 Table 14 Percent Total 35 .1 23.7 34":-0 7.2 By Area of Residence NW NE SE SW 30.8 23.1 38.-5 7. 7 27.1 47.8 35.1 16.7 29.9 16.2 43.8 ~- 19_4 _ 43 ..2 _ 12. -S - 3 .-{) : 5; 4 Length of Residence in Laketon Township Respondent: Percent lived at present residence entire life 5.7 previously lived elsewhere in Laketon 21.1 previously lived elsewhere in Muskegon County 55.2 previously lived elsewhere in Michigan 10.3 previously lived outside of Michigan Table 15 3.6 Location of Prior Residence Responses indicate two primary waves of residential development in Laketon since 1950. The first, between 1950 and 1965, was dominated by intra- township and county-to-township movements to the northeast and southwest sections of Laketon. The northeast area appears to have experienced a second period of residential development after 1970. �84 The southeastern part of the Township shows the largest amount of recent development. 47 percent of that area's respondents have moved there within the past six years. Nearly all of those respondents moved to Laketon from elsewhere in Muskegon County or the state of Michigan. Most of the respondents in the southwestern quadrant of the Township moved to their homes between 1950 and 1965; most of them came from other parts of the county. 99 percent of survey participants indicated that they own their place of residence, and 70 percent- said their homes are owner-built. Although-0nly haH- of the respondent.s..:,,live -in. subdivisions, .65..percent indicated-:that · they live on ldts -0f ·-1ess than one acre in .size. These figures reflect the substantial amount of individual small-lot development in Laketon: the "frontage only" pattern along existing roads which dominates development in the western half of the Township. Size of Lot Percent of Total By Area of Residence NE SE SW less than l acre 64.4 23.l 75.0 83.6 54.0 l - 5 acres 23.7 34.6 18.7 11. 9 37.8 5 - 10 acres 5.2 15.4 1.5 5.4 larger than 10 acres 5.2 23.1 Table 16 NW 6.2 2.7 Lot Size by Area of Residence The majority (60 percent) of respondents who moved to Laketon in the period between 1950 and 1965 do not live in subdivisions. Conversely, 75 percent of those who said that they do live in a subdivision have moved to Laketon within the past ten to twelve years. �85 The majority of respondents were between 35 and 64 years of age. Six percent were between 18 and 24, and roughly 20 percent were between 25 and 34 years old. Another six percent of the responses came from persons 64 years of age or older. married. Nearly 90 percent of those who responded were The bulk of participants reported that they live in a household with one to three other persons. One-fifth said that they live in a "large" household of five or more members. 60 percent had children living at home; however, only 15 percent of those reported having children younger than five years of age. These family characteristics reflect the general trend toward smaller families. In - general, levels of educational attainment were high. Only a small percentage of the respondents had not completed high school. Approximately 40 percent were high school graduates, and nearly half had one year or more of college education. 6.2 percent of the respondent households earned less than $6,000 in 1976. Most of those were elderly persons on fixed retirement incomes. Another 8.2 percent earned between $6,000 and $10,000, and 21.6 percent earned between $10,000 and $15,000. However, the great majority of respondent households had a total income of $15,000 or more with nearly one-half of this group exceeding $25,000. In about one-fourth of the households there were two full-time workers and nearly 30 percent had one or more members employed in part-time positions. According to the survey, between six and seven percent of adult household members were unemployed seeking a job at the time of the survey. Thirty-seven percent reported one or more non- working students in the household, and in roughly 15 _percent, ·one or more �86 retired persons were present. Percent of Respondents Occupation Professional, Technical and Related Occupations Managers, Administrators, Proprietors Salesworkers Clerical Workers Craftsmen, Foremen, Skilled Workers Operatives Laborers Service Workers Farm Workers Table 17 26.3 15.9 6.9 19.4 10.0 10.0 2.8 8.3 .3 Respondent · Occupation · Table 17 shows the occupational breakdown in surveyed households. A majority of respondents indicated that they are employed in the city of Muskegon. The balance hold jobs in Laketon Township, elsewhere in the Muskegon Metropolitan area, or outside Muskegon County. Map 12 on the next page shows the spatial distribution of places of work and corresponding "journey to work" traffic flows. The overwhelming majority (90 percent) of survey respondents liked living in Laketon. Another five percent like living in the Township but expressed some reservations. Laketon. Only five percent indicated dislike for living in High property taxes, high groundwater, and poor Township admini- stration were reasons cited by this minority for disliking Laketon. The attractive natural environment, the conduciveness of the area to childrearing, and good recreational opportunities were the reasons most often cited for Laketon's appeal as a good place to live. �87 \ LAKETON TOWNSHIP. MICHIGAN Hap 13 LEO_,_,. Job Locations of Laketon Residents, in Percent of All Employed _,..,.. ""6CX>$< �88 Table 18 provides a summary of the socio-economic characteristics of Laketon residents since 1960. The apparent "skew" among survey respon- dents toward the upper end of the socio-economic scale is due to a number of factors. For example, the inflation rate of the last six years has had a major impact on household income. This is compounded by the increasing participation by women in the labor force. Thus, in Laketon, the number of employed persons per household has increased from 1.25 in 1960 to 1.5 in 1976. Characteristic Percent of Percent of Percent of 1976 -·survey 1960 Census - 1970- Census of PoEulation·: of EoEulation :_ ResEondents EDUCATION less than high school 55.5 high school graduate 32.2 1-3 years of college 7.7 4 or more years of college 4.6 42.2 35.7 10.3 11.9 12.9 38.1 23.7 24.2 11.7 28.8 36.5 21.3 1. 7 6.2 8.2 21.6 32.5 23.7 HOUSEHOLD INCOME less than $6,000 $6,000 - $9,999 $10,000 - $14,999 $15,000 - $24,999 $25,000 or more EMPLOYED PERSONS PER HOUSEHOLD 37.8 50.5 8.2 3.0 .5 1. 25 1.50 1. 37 MAJOR OCCUPATIONS White Collar Blue Collar Service Workers Farm Workers Table 18 41.4 52.3 6.4 48.2 42.8 6.6 2.1 Trends in Socio-Economic Characteristics 68.5 22.8 8.3 .3 1960-1976 Respondent characteristics reflect other trends as well. For example, according to the Census, the number of college graduates in Laketon �89 almost tripled between 1960 and 1970. of that proportion since then. tional characteristics. Survey respondents show a doubling Similar trends are apparent in occupa- Lastly, one must remember that mail survey results are traditionally biased toward those who are interested in the subject of the survey, toward those who are higher in socio-economic status, and toward those who have had more education. For planning pur- poses, this skew in socio-economic characteristics is not detrimental. To the contrary, in a society which is characterized by upward mobility and expanding opportunities for all, a response colored by the views of those who are at the upper end of the socio-economic continuum should be an advantage. in time. It may be indicative of general attitudes at a future point �90 THE GROUNDWATER, DRAINAGE, AND SEWERAGE PROBLEM Six questions in the survey dealt with the high groundwater problem. 45 percent of the respondents indicated that they had had problems with high groundwater on their property, e.g., water seepage in the basement, portions of lot submerged, improper drainage, etc. Of these, three out of four stated that it was a seasonal problem which took place only after periods of heavy rainfall or rapid melting of ~now in spring or �91 early summer. Nearly all of those with a high water problem claimed that they were unaware of the existence of the problem prior to moving to their home. Although some respondents in every part of the Township indicated the presence of high groundwater problems on their property, this condition was most widespread in the northeast and least felt in the southeast. About the same number of respondents from the northwest and southwest indicated high water table problems. The severity of the problem did not- differ much by .area- except .. that in the southwestern quadrant, three . out of four affected classified their problem as occurring continuously . through the year. Percent Total Percent respondents with high groundwater problem By Area of Residence NE SE SW NW 46.1 50.0 79.2 16.4 51.3 infrequently 24.7 29.4 24.4 33.3 17.4 seasonally 72.2 70.6 73.4 66.7 65.2 Frequency of high groundwater problem continuously 3.1 2.2 17 .4 Did respondent know about problem before moving to residence? yes 10.3 11.8 13.3 8.3 4.4 no 89.7 88.2 86.7 91. 7 95.6 Table 19 Extent of the High Groundwater Problem The problem seems to affect people living outside of subdivisions more than subdivision residents, although the difference is not great. However, �92 only 25 percent of the respondents who lived in homes built by a developer were affected. The size of the homeowner's lot does not seem to have an effect on its susceptibility to the problem. A majority of participants judged drainage to be "very important" in the section of the survey concerning community services and facilities. This attitude was most often expressed by respondents from the northeast section of Laketon, followed by those from the southwest, northwest, and southeast areas. This attitude pattern was repeated with respect to drainage adequacy. The majority of respondents from the northeast judged existing drainage to .be wholly . inadequate-, but only 16 ~.p-ercent-.o.f . : . . the respondents in the southeast felt that strongly. A majority of respon~ dents in all areas agreed that drainage was generally inadequate. Adequacy of Drainage Facilities Very adequate Percent Total By Area of Residence NW NE 2.7 SE SW 4.5 2.7 Adequate 15.4 11.5 8.3 21.0 18.9 Don't know or no connnent 27.5 30.8 22.9 34.2 13.6 Inadequate 29.1 38.5 29.2 23.9 35.1 Wholly inadequate 25.3 19.2 39.6 16.4 29.7 2.1 4.5 5.4 Satisfaction with Drainage Facilities Very satisfied 3.8 Satisfied 14.8 19.2 10.4 16.4 16.2 Don't know or no comment 31.4 30.8 20.8 38.8 27.1 Not satisfied 29.1 23.l 37.5 26.9 29.7 Greatly dissatisfied 20.9 26.9 29.2 13.4 21.6 Table 20 Respondent Attitudes Toward Existing Drainage Facilities �93 In regard to sewerage, most of the respondents rated sewer provision to be "important" or "very important". Half of the respondents also felt that existing sewerage conditions were either inadequate or wholly inadequate, and over one-third said they were dissatisfied with current sewer provision. Adequacy of Sewerage Facilities Very adequate Percent By Area of Residence _T_o_t_a_l_ _NW _ _ _N_E___S_E___SW_ 4.4 2.1 6.0 8.1 Adequate 14.8 3.8 14.6 16.4 21.6 Don !..t Jcnow -or no comment _ 46.-2 31.3 29.8 21.] _ Inadequate - 32.4 19 .-8 26.9 - 20:g --~ 19;4 : 16:2 Wholly inadequate 28.6 23.l 31.2 28.4 32.4 4.4 3.8 2.1 4.5 8.1 Satisfied 13.2 11. 5 14. 6 14. 9 10.8 Don't know or no comment 40.1 50.l 31.2 43.3 32.5 Not satisfied 22.5 23.l 27.l 19.4 24.3 Greatly dissatisfied 19.8 11.5 25.0 17.9 24.3 Satisfaction with Sewerage Very satisfied Table 21 Respondent Attitudes Toward Existing Sewerage Conditions As shown in Table 22, survey participants felt that the responsibility for solving problems associated with the high water table should be borne by the county, township government, or a combination of the two. Only a small minority felt that the property owner or the developer should bear the responsibility. When questioned in greater detail about the responsibilities and costs of drainage provision, most agreed that all parties in ~he development process (property owner, developer, township government, county government) �94 should share responsibilities and costs in some manner. Typically, those most affected by the problem tended to emphasize governmental responsibility and those least affected wanted more of the responsibility in private hands. Nearly 80 percent of those who advocated developer responsibility came from the southeastern section of Laketon, yet half admitted that they knew of the problem before moving inr. o their homes. In general, however, the notion of shared cost and shared respon- sibility for alleviating the high water table problem was supported by all groups. Does respondent· WHO · IS ·RESPONSIBLE? have a high ground~ Property County~. Combination Township water problem? of these Developer Government Government Owner Yes 4.8 2.4 23.8 30.9 29.8 No 16.3 16.3 11.2 27.5 24.1 Table 22 Respondent Attitudes Toward Responsibility for Solving High Groundwater Problems Finally, the problems associated with the high groundwater table has not affected general attitudes toward living in Laketon Township. However, of the few who stated that they disliked living in the community, nearly all had a groundwater problem. On the other hand, of those who liked living in Laketon, as many as 43 percent had a similar problem. �95 ATTITUDES TOWARDS COMMUNITY SERVICES This section of the survey covered a list of 24 community facilities and services. Respondents were asked to rate each on a scale of one to five in terms of importance, adequacy, and satisfaction. A rating of "l" indicated a high level and a rating of "5" indicated a low level of importance, adequacy, and satisfaction. In general, respondents seemed satisfied with existing types and levels �96 of services and facilities in Laketon. For example, the facilities and services felt to be "very important" by a majority of respondents were neighborhood appearance, the child-raising environment, quality of public schools, drainage, sewer facilities, water supply, administration and management of the Township, and police and fire protection. All of these were judged to be adequate, with corresponding levels of satisfaction, except drainage and sewer facilities. Opinions were split regarding the adequacy and levels of satisfaction with police and fire protection in Laketon. Attitudes toward -community services and facilities did not vary significantly by respondent occupation. Higher educational attainment seemed to be related to lower ratings of service adequacy and greater dissatisfaction with existing facilities. This tendency may be associated with rising levels of expectation of college graduates. Community influentials were also more critical of the adequacy of existing services in the Township and displayed correspondingly low levels of satisfaction. Influentials were especially dissatisfied with existing parks and playgrounds, shopping facilities, road maintenance, and sewer facilities. On the other hand, community influentials showed slightly higher levels of satisfaction with the administration and management of the Township. Attitudes toward community services and facilities did vary somewhat by respondents' areas of residence. These differences are particularly important with respect to drainage and sewerage, as discussed in the preceding chapter. �7 97 IBPORTANCE SATISFACTION ADEQUACY . ... . .,. .•..,.,. ..,. .... ............,•. . ..• ... •,. ..,. ... .... ., ... -0 C: ~ -0 ..,C:. 0 0 ! C: ::, ::, ..,. ...• < -0 4.1 -52.l . u ....... CD .. "O . u • ....i:l 23. 7 10.3 54.l 16.0 9.8 C: -0 C: ::, "' -0 C: ::, Neighborhood Parks and Playgrounds 75.2 10.3 Neighborhood Appearance 90.2 .s .5 70.1 10.8 7.2 66.5 13.4 5.2 Coamiunity Organhations 46.4 17 . 0 24.7 29.4 13.4 34.5 30.4 10.3 32,5 Religious Organizations 63.4 10.3 13.9 60.9 2.-6 15.5 59.3 1.0 14.9 Youth Organizations 65.5 3 . 6 15 • .5 34.5 14_9 28.9 33 . 5 10.8 28.9 Child-Raising Environment 83 • .5 . 2.0 63.4 62.0 · 13;9 63.4 7 .2 . 10.8 . Day Care Opportunities -- 21.7 30.4 6. 2 . .: 54 .-6 . • Quality of Public · Schools . 87.6 .5 Library Services 70.1 7.8 Doctors and Health Clinics 71.6 12.8 5.2 Shopping Facilities 79.9 7.3 Restaurants and Bars 43.8 Outdoor Recreation Facilities 5.2 36.l 11.3 10.3 53.4 11.3 66.0 9.8 11.3 61.8 12.9 9.8 11.9 34 • .5 25.8 20.6 ·34,5 18.6 23.2 3.5.6 32.5 13.4 37.7 27.3 12.4 4.6 40.2 40.2 4.1 41.3 36.l 3.6 36.6 10.3 47.0 18.6 12.4 49.5 17 . o 10.3 76.3 7.8 6.2 47.9 18.1 18.0 52.l 15.0 13.9 Indoor Recreation Facilities 56.2 16.5 18.0 27.8 27.8 26.3 29 . 4 23.2 27.3 Road Maintenance 88.7 1.5 1.5 45.4 37 .l 5.7 45.3 36.l 3.6 Street Lighting 76.8 10.3 4.1 46.9 28.8 7.7 47.5 26.2 8.2 Garbage Collection/Disposal 83.0 4.1 4.6 63.4 15.0 7.2 65.5 12.9 5.7 Public Transportation 28.9 41.8 19.1 14.4 28.8 29.4 18.S 22.2 30,9 Traffic Control and· Regulation 74.2 7.2 8.2 46.4 23.2 12.9 46.4 18:5 14.4 Police and !'ire Protection 90.7 .s 2.1 35.6 42.8 10.3 35.l 39.7 9.3 Administration and Management of Township 88.2 1.0 2.6 41.8 22.6 23. 7 40.2 23.2 19.6 Table 23 • u ! -0 -0 -0 -0 3.1 Respondent Attitudes Toward Community Services and Facilities �98 RECREATION: PARTICIPATION AND ATTITUDES Survey results suggest that Laketon residents take advantage of the various recreational opportunities in the Western Michigan Shoreline area. Popular recreational activities appear to be hiking, bicycling, camping, golfing, picnicking, snowmobiling, fishing, canoeing, swimming, hunting, and motorboating. Of these, hiking, biking, picnicking, snowmobiling and swimming usually took place within the Township. Participation in motorboating, �--, 99 fishing, and golfing usually took place somewhere else in Muskegon County. Almost all of the respondents visit Pioneer County Park and/or Muskegon State Park on an occasional or regular basis. It doesn't seem to matter where the respondent lives - although, predictably, residents in the southwest corner show the highest visitation rate of Muskegon State Park and participants from the northwest corner show slightly higher rates for Pioneer County Park. Location of Activity Frequency of Participation Type of Recreational Activity Table 24 Re~larly Sometimes usually in Laketon Never _ Township Usually in Muskegon County Usually Elsewhere Swimming 33.5 48.5 9.8 34.0 26.3 9.8 Fishing 32.5 37.l 17 .0 16.0 27.8 13.9 Golfing 25.8 19.1 40.7 l.l 35.l 5.2 Hunting 24.2 27.3 33.5 7.2 5.2 32.5 Motorboating 22.7 29.9 33.0 13.4 19.6 8.2 Snowmobiling 22.2 23.7 40.2 28.9 6.2 3.6 Bicycling 19.l 54.l 12.9 64.9 3.6 1.0 Camping 14.4 37.6 32.0 7.7 5.7 33.0 Motorbiking 11.3 12.9 56.2 10.3 6.7 4.6 Picnicking 10.3 67.0 8.8 32.5 25.3 11.9 Canoeing 6.2 37.6 38.l 6.7 11.3 19.6 Hiking 6.2 54.6 22.7 41.8 7.7 7.7 Sailing 5.7 16.5 57.2 6.7 9.3 4.1 Alpine Skiing 5.7 8.2 64.4 .5 13.4 Cross Country Skiing 3.1 8.8 66.5 1.5 3.1 5.7 Participation in Recreational Activities �100 Type of Vehicle Number of Vehicles Owned by Household 4+ 1 2 0 3 Automobile Van, Truck Camper Motorboat Sailboat Canoe, Rowboat Motorcycle Snowmobile 2.1 70.6 81.4 60.8 89.7 69.6 76.3 65.5 Table 25 43.8 28.9 18.0 36.6 9.8 26.8 16.0 19.6 40.7 8.2 4.6 .5 1.5 1.5 .5 1.0 2.1 3.1 5.2 11. 9 Motor/Recreational Vehicle Ownership Typically, in each survey household there was a car and at least one recreational vehicle. Nearly 30 percent indicated they own a van or truck, and 20 percent own some type of camper. Nearly one-fourth own one or more motorcycles, and a full third own at least one snowmobile. Finally, many of the respondents said that they own some type of boat, either a motorboat (40 percent), sailboat (ten percent), or canoe or rowboat (30 percent). Most respondents keep their boats in a garage during the off-season, but many keep them in the rear or side yard. Many keep their boats at home year round for the sake of convenience. Those living on the shore most often have moorings located on their property. Although Muskegon Lake is the most popular launching spot, a substantial number launch their boats in Beer Lake. �101 ATTITUDES TOWARD GROWTH An important section of the questionnaire dealt with attitudes toward the future development of Laketon. The vast majority of participants indi- cated they would like to see "guided growth" with the help of planning and zoning in the Township. A small percentage (13.0%) preferred "no more growth", but barely one percent felt that growth and development should be unrestricted. These attitudes were consistent among respondents regardless of length of residence or location of prior residence. - �102 When questioned on specific types of development, respondents showed a conservative attitude towards growth. Most wanted to see a continu- ation of the present pattern of single family residential development. However, nearly a quarter of the survey participants preferred a mix of single family houses with condominiums, townhomes, or garden apartment development. This alternative was strongly supported by community influentials (60%). When analyzed by respondent location, those from the northwest were most split with regard to residential development preferences. Twenty percent were against further residential growth - more than in any other area. Others preferred a continuation of present trends, but with a relatively large percentage supporting mixed residential development. Respondents from the southeast section of the Township were also amenable to mixed residential development. However, all areas showed preference for single family development. Approximately one-third of the respondents were against any kind of industrial development in the Township, but a substantial number would like to see research and development firms or other light industry locate in Laketon Township, and many more indicated that a mix of industry types would be acceptable. Despite these attitudes, the majority of respondents in three of the four areas of the Township preferred no industrial development. Only in the southwest, where one-fourth opposed industry, did a majority of respondents prefer some light industrial development. Most respondents felt that some commercial development in Laketon was desirable. Northwest area respondents appeared least enthusiastic about �103 development of complete commercial facilities, but one-fourth of those from the southeast and one-third from the southwest preferred this alternative. In no area did more than ten percent of the respondents feel a need for the development of restaurants, bars, or movie theaters in Laketon. In all areas except the northwest quadrant, survey respondents said they Publicly would like to see further development of parks and open space. owned recreational areas were much preferred over privately owned. Table 26 gives a complete breakdown of attitudes towards development by subarea and respondent totals. Area of Residence ~ -1. • No 20. 8 14. 9 13 . 5 78.0 1.0 69.2 7. 7 72.9 82.l 83.8 8.2 53.8 19.2 38.5 12.5 56.2 3.0 55.2 2.7 62.2 19.8 2. 7 26.9 3.8 10.4 25.4 3.0 16.2 5.4 29.7 1.1 14.3 23 .6 17 . 6 42.3 31.2 2.1 10.4 27.l 14.6 25.4 LS 19.4 17.9 20 . 9 24.3 13.4 10.4 26.9 6.0 11.9 19 . 4 21.6 2.7 32.4 10.8 2.7 21.6 7.7 15.4 23.l 16.2 35.l 10.8 17.6 8.2 23 . l 6.0 11.0 21.4 23.l 15.4 3.8 11.5 30 . 8 16. 7 6.2 20.8 4.2 16. 7 18.7 20 . 9 24 .2 42.3 3.8 16 .7 22.9 13.4 28.4 21.6 32.4 20.3 23.l 22.9 20 . 9 16 . 2 1.6 13.2 3.8 15.4 10.4 14.9 5.4 10.8 Recreational Development Preferences recreational developnent Parks and open space Publicly-owned beaches , marinas , golf courses, etc ~ Privately-owned beaches , 111&rinas , golf courses, etc . Combination of types Table 2G 15. 4 Coirmercial Development Preferences No commercial develop:nent Convenience shopping Complete shopping facilities Entertainment facilities MiJCed coucercial development Combination of types -5. 16. S Industrial Development Preferences No industrial development Heavy industrial manufacturing Research and Development Light industrial development Combination of types -4 . £ Residential Development Preferences NO residential development Continuation of present pattern Continuation of present pattern with some condominiums, townhouses, and apartment communities Combination of types -3. £ General Attitudes Toward Growth No more growth Guided Growth with the help of planning and zoning Unrestricted Growth -2. ! Respondent Attitudes Toward Various Development Types, By Area �104 During the design of the survey, it was suggested that one should not only ask what kind of development respondents preferred, but also ask them to think where such development should be located. For that pur- pose, a map of Laketon was included in the survey questionnaire and the respondents were asked to indicate where they would like to see new industrial, commercial and/or recreational development. Though the inclusion of a map with a request to "plan" for a stated preference is not connnon in survey research of this kind, 67 percent of the respondents participated in this mapping effort. All mapped responses were collated and the composite "peoples' plan" is shown on the next page. It shows considerable agreement with respect to the location of non-residential activities and provides useful suggestions for future land use planning. Crosstabulation showed that education and occupation had no noticeable impact on development attitudes. When attitudes were crosstabulated according to selected services and facilities, several relationships did emerge. Those who advocated "no more growth" tended to feel existing services and facilities in Laketon are adequate, most notably in the areas of shopping facilities, drainage, and sewerage. "Guided growth" supporters showed slightly higher levels of dissatisfaction with current Township management than no-growth advocates. Lastly, respondents were asked what they thought the Greater Muskegon Area would be like ten to twenty years from now. As shown in Table 27 nearly half felt that because of effective environmental management programs like the County Wastewater System, the area will have attracted numerous �. \J ~ i r r- 1d r. l r- r t_ Lake Michigan I i I' I L. 1 I' _ __ ____ ____ __ .J LOCATIONS FOR DEVE~ LAKETON ATTITUDE S l_ - RECREATION - COMMERCIAL - INDUSTRIAL Muskegon Lake �106 "clean" industries to become an industrial research and development center. A significant number also believed it would improve i ts nega- tive image and its environment to become a good area for new industrial investment in heavy manufacturing. "Alternative Futures" for the Greater Muskegon Area: Percent of Respondents -:.n Agreement: It 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. 13.4 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. 32.5 It will be a bustling, year-around recreation, tourism and convention center. 17 . 5 It will be the connnercial--wholesale, retail and banking-center for the Lake Michigan shoreline counties from Allegan to Mason at the crossroads of U.S. 31 and an Interstate 96 extended from Muskegon by a modern, fast and frequent rail-truck-automobile-passenger ferry service to Milwaukee. 18.0 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 . 46 . 4 7.2 Other Table 27 Attitudes Toward the Future of the Muskegon Area �107 THE CONCEPTUAL FRAMEWORK The formulation of a comprehensive development plan takes into account many aspects of the human and physical environment. In addition, it must be compatible with community role as it is defined by community goals, resident attitudes and perceptions. An understanding of these aspects is fundamental to the design of a meaningful plan. In Laketon Township, physical, economic and social analyses were con- �108 ducted as part of the reconnaissance and the community attitude survey discussed in Parts I and II of this report. A major conclusion of the reconnaissance was that Laketon's unique environmental amenities work to enhance the Township as a place in which to live. This finding was supported by resident responses to the attitude survey, indicating a high degree of concern for the maintenance of the natural environment while simultaneously supporting further growth in the community. In rejecting the no-growth and unrestricted growth alternatives, the attitude survey made it clear that the only development alternative is guided growth within a framework of environmental management. The con- cept of "guided growth" simply means a managed allocation of physical resources and development in space over time. The space and time dimen- sions of growth are directed by principles in land economics, conservation and municipal finance. When applied to a particular geographic location, the concept takes on a third dimension--environment--to create a framework for planning. The economic, social and physical conditions of an area define the way in which planning unfolds within this framework. Laketon's outstanding physical characteristics provide the rationale for a guided growth development plan based on environmental management principles. Under such a plan, environmental conditions traditionally per- ceived as problems, e.g . , the high groundwater table conditions, become opportunities which facilitate high quality development. Not only is the environment protected, but it may actually be enhanced through appropriate development measures. By following a plan for incorporating inventive environmental management, the Township can create a setting in which abun- �109 dant natural amenity, large tracts of open land, a high water table and new physical development can coexist peacefully and productively. This approach is consistent'lri.thand supported by the attitudes of large segments of Laketon's population. In the attitude survey, the attractive natural environment was the highest scoring reason for respondents liking living in Laketon. Similarly, the natural amenities of Laketon were among the three most often cited reasons for moving there. Laketon's environmental system could be managed in two ways to achieve this end. One approach views the existing environment and its charac- teristics as constraints and uses traditional development controls such as zoning to guide growth. The environment is protected with its domi- nant characteristics preserved under this approach. 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 environ- ment is not only preserved but is also enhanced as a result of more effective resource utilization. Though tradition and innovation are seemingly at the opposite ends of any set of alternatives, it is proposed here that a plan can be designed that accommodates both. The difference between the alternatives in essence becomes one of interpretation, timing and administration. They become linked by common elements of equal importance to both alternatives . Diagrammatically, this is expressed in Figure 16 on the following page. �I"' Environment ' Traditional Management ' Innovative Management / Ii\ ' / Plan ---:3 Common Elements \/ Attitudes Figure 16 / The Plan Design Framework It follows that the plan identifies those elements which are basic to the environment and expressive of resident goals and expectations. In the case of Laketon, attention to the following concerns would meet these requirements: a. the identification of distinctions in environmental amenity; b. the recognition of floodplain and high water table constraints and concomitant drainage requirements; c. the need for sewerage; d. the need for improved access and concomitant traffic requirements; e. the need for improved commercial and recreational services; f. the desire for quality residential development enhanced by and compatible with Laketon's environment; and g. the need to enhance Laketon's tax base. The plan elements described in the following sections suggest a set of responses to each of the above issues. The natural amenity inherent in the physical environment, and its importance to Laketon residents, has provided the framework for each plan element. This links each set of recommendations to principles derived from concepts of environmental management. The specific proposals have been designed accordingly. �111 THE ENVIRONMENTAL ZONES Laketon has an outstanding natural environment enhanced by abundant open space, vegetation and water resources. Detailed analysis of this environ- ment suggests that although most of these common characteristics are found throughout the Township, certain physical distinctions are present and should be recognized by establishing districts for policy purposes. environmental districts can be grouped into two major categories: shorelands and Laketon's interior lands. These the ~ �112 THE SHORELANDS Laketon's extensive shorelines are a great resource for the coDllllunity. 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 characteri stics, the extent of development and the nature of private and governmental jurisdiction. 6 Three of the identified zones are in Laketon Township (see Map 15 on the following page): 1. The Laketon Bluff and Dunes Zone This shorelands district contains the Ganges-type bluffs along Lake Michigan in the northern half of the Township and the several layers of rolling dunes in the southern half, including Muskegon State Park. The management objective in this district should be the preservation of the current development characteristics in the bluff section and conservation of primary windward dunes in their natural state in the dunes section. Strict regulations will be designed to support the proper management of this critical environmental resource. The type of restric- tions appropriate for the bluffs were described in the county shorelands policies plan . Non-residential uses would be prohibited, except for a service commercial node described later in this report. 6 New residential Leo Jakobson, A Shorelands Policies Plan: Recommended Policies. Report No. 1, Muskegon County Shorelands Study, Madison, Wisconsin: The University of Wisconsin, December, 1971, p. 63. �·- ·-·-·-, i i ! I i i i V, w z: ,J ·.; ~ .:.'--r. :, /. ~g": ·.p .:J:_ y .· 0 N u>- ..... 0 Cl•.' V, (/) cC _J w et::: 0 :::i:::: V, w :i:: t-- I ~ 2 a.. z: i ::i::: _J Cl ~ z<{ Q :i: z ~ ~ z 0 I- w ~ <{ _J 11"1 ..... Cl. Cll ~ ~ �114 development would be restricted to one acre lots with a minimum shore frontage of 100 feet. Regulation of development in the dunes should differ for primary and secondary dunes. For example, the county's plan for the Urban Dunes Area differentiated five dunes areas with specific development· controls appropriate to each. 7 In Laketon, development should be prohibited on the windward slopes of the primary dunes in which beach grass and other vegetation exists or could be encouraged. nated as arboretum-type shoreline parks. These areas could be desigDevelopment would be restricted to secondary leeward dunes for low density residential cluster development. • Such development should be designed so as to preserve the natural plant cover holding the sand . Wherever possible buildings should be fitted to the land and placed so as to minimize all sitework. Where grading is necessary, contours should be shaped insofar as possible to merge with existing terrain. and sharp corners should be avoided. Steep banks Care should be taken to determine the direction of groundwater runoff and to disperse it. Where intensive runoff is unavoidable, crushed stone, flagstone or other means should be employed to prevent erosion. Building designs which are least disturbing to the natural environment, such as platform houses, should be encouraged. 2. The Muskegon Lake Residence District The Muskegon Lake Residence District includes all property south of • Scenic Drive and M-213 from Muskegon State Park to Bear Lake Channel . 7 Greenbie, Barry and Leo Jakobson, General Plan for the Urban Dunes Area. Report No. 2, Muskegon County Shorelands Study, Madison, Wisconsin: The University of Wisconsin, September, 1969, pp. 9-12. �115 Currently this area is primarily residential with some commercial establishments near Muskegon State Park. An opportunity exists for additional recreation and service development in this vicinity; proposals for this type of commercial development will be discussed briefly in the following section and in greater detail later in this report. The remainder of property within this district should be maintained as residential, subject to appropriate zoning and building regulations. Such regulations are discussed in the Muskegon Lake Study Report and at the end of the section on the Bear Lake Residence Zone. 3. 8 The Bear Lake Residence District The Bear Lake Residence District is comprised of the southern section of the Township oriented to Bear Lake. The western part of the district is bound by Bear Lake Road to its intersection with Fenner Road, including the large tracts of un-subdivided land south and east of that intersection. It includes all waterfront and some adjoining water-oriented pro- perties between the Fenner Road-Bear Lake Road intersection and Witham Road. In addition, it extends inland to include waterfront properties along the "finger" tributary in Bear Lake Subdivision. The principal development guidance objective is preservation of the current residential character and proper management of the shore. This objective is to be attained through the enforcement of district-specific zoning and building regulations and the encouragement of appropriate property management on the part of homeowners. 8 Leo Jakobson, et.al., Muskegon Lake: A Study of Opportunities, Muskegon, Michigan: West Michigan Shoreline Regional Development Commission, June, 1974 . �116 Non-residential uses will be prohibited in both districts, except for a commercial service node in the Muskegon Lake District. This commercial development should be designed so as to have minimal impact on the natural environment, and will be subject to regulations which are modified from the controls on residential development. New residential development in both zones should be limited to sites providing a minimum lot width of 80 feet. Clustered development and the construction of community piers and boat-docking facilities should be encouraged. All buildings should be elevated at least two feet above the experienced high water mark. Water-related structures will be permitted provided they are constructed of materials and are of such height and color so as not to detract from the natural beauty of the shoreline. Preservation of the natural shore cover along navigable waters is necessary to protect scenic beauty, control erosion and reduce run-off from the shore. Filling, dredging, grading or lagooning which would result in a substantial detriment to navigable waters due to erosion, sedimentation or impairment of fish and aquatic life will also be prohibited. THE INTERIOR AREA As shown on Map 16 on the next page, the interior area of Laketon Township is characterized by two distinct development patterns which provide the basis for dividing the Township into two environmental districts. East of Buys Road an extensive pattern of single family subdivision development prevails; thus this area has been designated as an intensive subdivision district. The western half of the Township is proposed to remain a low density residential and recreation district comprised of large lot resi- �117 o::E: :zw c::rlV') V') LLJ>- :z V') 0 NW u _Jc::r c::r C. I- V') E5:z ::E: w :z 0.. 00 :=:o >W :z V') WO - ' ■ C. WO :z:: 0::: 1-C. ....'° 0. Cll l: �118 dential development and public and private recreation facilities. The two districts are bisected by Green Creek, which forms the spine of a sixth environmental district: a two-level open space system. The first level of this open space system includes the Green Creek floodplain and adjacent severe groundwater hazard areas. This estab- lishes a north-south linear open space with branches to the east (including Mullally Field) and to the southwest via a tributary which branches off from Green Creek to Bear Lake. To the west from this spine an open space corridor is proposed from Green Creek to Pioneer County Park through the severe groundwater hazard and marsh areas located there. This environmentally-determined open space system is augmented by a second level of open space comprised of existing public recreation areas. The proposed open space system serves several objectives: (1) it is designed as a partial response to floodplain and high water constraints and the need to protect natural drainage courses; (2) it organizes the Township into coherent development policy and growth management zones; (3) it provides recreation and open space; and (4) it enhances liveability and the aesthetic qualities of the Township. All subsequent plan elements are based on or have been derived from these formalized distinctions in environmental amenity. It is proposed that these environmental management districts will be recognized in the forthcoming revisions to the zoning ordinance. The ordinance will incorporate provisions designed specifically for these districts, including different �. 119 provisions for the Bear Lake, Muskegon Lake and the Lake Michigan Shoreland Districts. In addition, the environmental districts concept addresses the need for differentiated policy responses in areas in which the groundwater problem is of varying severity. HIGH WATER TABLE AND POOR DRAINAGE: FROM CONSTRAINT TO OPPORTUNITY As discussed in the preceding section, Laketon's natural physical charac- teristics provide the basis for a meaningful division of the Township into distinct environmental planning, development and growth management zones. However, because most residents perceive the high water table and poor drainage conditions as serious constraints upon development, it is necessary to review these issues in greater detail. 9 Although these conditions may be thought of as a major obstacle to development, they can also be transformed into a great opportunity for Laketon. 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. This concept has been explored in Discussion Paper #1. lO In this situation, the Township would undertake the responsibility of 9 For example, in response to questions about these issues in the Attitude Survey a majority of residents rated these conditions as "severe", clearly indicating their concern. "Opportunities for Development: Resident Attitudes", pp. 17-22. 10 "Construction and Drainage in Groundwater Hazard Areas", Discussion Paper #1, Laketon Planning Services Program, August 2, 1976 . ~ �120 informing 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 made available when a landowner filed an application for a building permit. The applicant 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 Laketon's attractive environment. For example, a system of man-made lakes and canals could bring the groundwater conditions under control while providing an added element of attractiveness to the Township's landscape. The feasibility of this approach as well as other solutions to the groundwater problem are currently under study and may lead to proposals for experimental demonstration projects in the Township. �121 RESIDENTIAL DEVELOPMENT The plan's reconunendations concerning residential development are contingent upon the development of traditional and innovative environmental management techniques . Initially, the groundwater hazard wil l be used as the principal determinant of future development. Using the constraints imposed by this hazard, distinct development categories have been defined. For example, in sewered areas and in areas with no �122 groundwater hazard, development will not be restricted except for a 12,000 square foot minimum lot size. Other areas, restricted by high water table levels and limited on-site disposal capacity, are restricted to a development density of one unit per acre. Finally, in areas desig- nated as severe hazard areas, no development will be permitted. In hazard areas, no building permits would be issued unless an affidavit of informed consent, as discussed in the preceding section, is filed by the developer. For some areas to the east of Green Creek, a two step approach to density is proposed. apply. Initially, in hazard areas, one acre minimum zoning will However, when public sewer becomes available, the one acre lot size restriction can be lifted and the area developed with 12,000 square foot minimum lots. Approved and recorded subdivisions would be excluded from these provisions. During work on the proposed plan and the zoning ordinance, a proposal for an innovative pilot project in comprehensive groundwater management was generated. Proposals for a first pilot project are currently being prepared and after further review by and consultation with water management experts, they will be submitted to the Planning Commission and Township Board. In addition to attempting to alleviate high water table constraints, the pilot project could be based upon energy conserving site planning principles and test the use of district heating and the harvesting of solar, wind and waste energy sources. If successful, developments which incorporated comprehensive groundwater and environmental management concepts could be exempted from the one acre minimum lot size to allow for �.;_\·r \..,_ r11 -~, ~- ' wW~~/,llf§_,U...61-"'~ :::::::UNRESTRICTED ,ff///, RESTRICTED - UNSEWERED :}f:f:W RESTRICTED - SEWERED _ ___ __ __ __ \ v\ i i i __ _j MuP•aon LIM ..... PROPOSED RESIDENTIAL DISTRICTS N w LAKETON TOWNSHIP. Map 17 MICHIGAN , �124 higher densities. Due to the emphasis on environmental management principles for guiding residential development, the plan has . deviated from other traditions in residential land use planning. Thus it does not delineate and group residential areas into neighborhoods centered around an elementary school and neighborhood services such as shopping, parks, etc. The open space concepts discussed in the previous sections provide more than adequately for outdoor recreation opportunities in a generally low density suburban setting. The same applies to schools. If and when additional schools are needed in Laketon, they can be located adjacent to the open space system and/or the proposed service nodes, allowing for easy access from the surrounding residential areas. It should be pointed out that the emphasis on environmental management renders traditional population and growth projections obsolete. How- ever, growth beyond the limits of the environment's capacity begins to destroy the amenity base which generates this growth in the first place. For the purpose of Township management, some broad estimates are necessary to indicate the holding capacity of Laketon at full development based upon the residential development principles articulated in this plan. As can be seen in Table 28, under traditional development controls Laketon has the capacity to triple its population without impairing the quality of its residential environment. If current regional growth trends continue, it is unlikely that Laketon will reach its population holding capacity within the foreseeable future because the internal �125 Development Potential Under Traditional Development Controls Development Potential Under Innovative Development Controls Approximate Acreage Homes Persons Homes Persons Unrestricted (R-1) 1,875 4,690 14,500 4,690 14,500 RestrictedUnsewered (R-2) 4,225 3,400 10,500 6,800 17,000 875 700 2,200 2,200 6,800 6,975 8,790 27,200 13,690 38,300 Developed (1977)* 1,360 1,960 6,800 1,960 6,800 6,830 20,400 11,730 31,500 Residential Development Zones RestrictedSewered (R-3) TOTAL REMAINING CAPACITY** 5,616 * Consultant's estimate **Of this undeveloped acreage, about 20 percent is in the area to the east of Green Creek. Table 28 Laketon's Holding Capacity at Full Development migration which currently accounts for most of Laketon's growth cannot continue indefinitely. However, if in the near future the region is successful in its economic development efforts, Laketon's growth rates could accelerate. Under these conditions, Laketon could well begin to reach the limits of its population holding capacity by the tum of this century. If the innovative controls prove successful, the larger holding capacity would probably be filled in the same time span because a more attractive environment would likely contribute to an accelerated population growth rate. �126 COMMERCIAL DEVELOPMENT In planning a response to the need for commercial and recreational services, the consultant was guided by general commercial development principles which were applied to Laketon's particular situation. The Attitude Survey results indicate a great deal of dissatisfaction with existing coilll!lercial facilities in the Township. In addition, the ana- lysis of Township population characteristics suggests that demand �127 levels for commercial services will continue to increase in the future. The proposed plan offers a two-market response to the need for improved commercial services, with all commercial development located at strategic intersections on Laketon's periphery to relieve pressure and prevent . i n t h e i nterior . congestion areas o f t h e Towns h'ip. ll simple: The principle is in addition to meeting the local residential needs and demands for neighborhood and community level shopping, all commercial development also serves the tourist and recreation trade. Combining residen- tial service demands with the commercial service needs of the tourist strengthens the capacity of each node to provide 1) better and improved services; 2) a greater selection of merchandise; and 3) greater investment incentive. As with other plan components, all commercial develop- ment would be carried out in compliance with appropriate environmental management regulations. The principles and objectives of commercial development outlined above provide a rationale for the designation of two distinct levels of commercial activity in Laketon: two service commercial nodes and a major commercial district as shown on Map 18. THE SERVICE COMMERCIAL NODES Two sites are recommended for development as service commercial nodes 11 This concept was first presented in "A Transportation Corridor Study" developed for the City of Norton Shores in 1971, by Leo Jakobson, I . Katherine Benzinger and Hans K. Lingsom. Recommendations made by this study were very general in nature and geared primarily towards the commercial tourist trade. As applied to Laketon, the concept becomes more specific and the concept of a linear major commercial district has been added. �128 ·- ·--, I i i i i I V) I- u ex: I- V) z <t Q Cl :r _J ~ ct: u ex: w ::i::: ::l:: 0 u Cl w ~ ~.- :i: U) z ~ 0 a 0 !>:: V) a.. ex: a.. f'- w <t ..J co ..... 0.. <1' ;:;: �129 and are located in areas which link residential and recreational demands to create a market threshold for satisfactory service provision: 1) about 80 acres at the end of Giles Road south of Pioneer County Park on Scenic Drive; and 2) about 100 acres on Memorial Drive (M-213) at the foot of Peterson Road. road system. Both proposed nodes are located along the major peripheral Location along these major scenic routes enhances invest- ment opportunities for the commercial real estate developer. Appropriate businesses in these areas might include vacation motels, lakefront restaurants and marina facilities, as well as smaller establishments such as gift shops, bait and tackle shops. Local needs would be serviced by a grocery, drug store with a soda fountain, and a service station . All of these commercial activities would strengthen Laketon's tax base. It is important to note that both proposed service commercial nodes are located in designated environmentally sensitive shorelands districts as described earlier in this report. Zoning for these nodes would there- fore have to be consistent with all shorelands development requirements primarily designed to minimize disruption of the natural environment. MAJOR COMMERCIAL AREA A major commercial area of approximately 375 acres is recommended as an extension and expansion of the strip commercial development along the west side of Whitehall and Witham Roads. This second level of proposed commercial development is also located on the periphery of the Township and serves regional as well as local commercial demands. Along Whitehall Road, Laketon's eastern boundary forms a segment of the employment activity corridor linking the cities of Whitehall and Muskegon. Commercial �130 development along the corridor is supported by a regional market drawing on cities and townships in the northern and eastern areas of the Muskegon region. Existing land use patterns, growing demands for improved commer- cial services, installation of sewers in this area, and increasing levels of local traffic all support expanded commercial development along this route. The plan recommends that natural expansion of the Whitehall commercial strip be continued, subject to appropriate zoning regulations. In addition to expanded commercial development along the frontage of Whitehall and Witham Roads, most of the proposed acreage is at the intersection of Whitehall and River Roads. This area, adjacent to the northern end of the Whitehall commercial strip, is suitable for mixed commercial development based on several factors. First, its location at a major intersection with nearby large tracts of sewered undeveloped land is attractive to commercial development. Secondly, the suggested location is proximate to compatible land use activities (e.g., Fison's new manufactu~ ring plant in the Giles Road Industrial Park and the Whitehall Road Commercial Corridor). Commercial development here would support and be supported by these activities. Thirdly, River Road's link to U.S. 31 provides good transport access to the regional freeway system. Lastly, much of the property is held in relatively large parcels ranging in area from two to 59 acres. Although the area also includes small tracts, the Cooper's subdivision access from Whitehall and River Roads to the larger rear parcels can be easily accomplished, opening up the opportunity for shopping center development. In the interior of the Township, no commercial land designations are �131 recommended at this time. In the future, in particular in conjunction with planned unit developments, small neighborhood commercial establishments could and should be permitted. It is safe to assume that if neigh- borhood centers were to be shown on the land use plan and mapped on the zoning map, only premature marginal development would take place. Such development can, at a later stage, easily stand in the way of better and more effective businesses. This is one of .the main reasons why the plan does not include neighborhood commercial centers. �132 INDUSTRIAL DEVELOPMENT Laketon's opportunities to increase its property tax base in future years is limited by location and by specific environmental considerations. As previously discussed, some opportunity does exist for attracting taxable commercial development along Whitehall Road and at the Whitehall/River Road intersection. This location, enhanced by River Road's access to U.S. 31, provides a direct transportation link for delivery and shipment �133 /"'- of goods in and out of the northern half of the Township. This link may also create potential for limited industrial development to augment Laketon's tax base. The Master Plan does not provide for major industrial development in Laketon. However, it is suggested that limited industrial development (e.g., low nuisance, high technology industry not disruptive of the environment) be permitted in the area of the Township north of Giles Road and east of Scenic Drive. This recommendation is based upon envi- ronmental suitability as well as social acceptability. In the Laketon Attitude Survey, 70 percent of the respondents indicated that they would like to see some type of industrial development in Laketon. In addition, most of those who indicated an industrial location preference by mapping indicated they would most like to see development occur in the area north of Giles Road. Such development would only be permitted within the context of a planned unit development ordinance incorporated into the revised zoning code. Under the planned unit development concept, industry would be provided for as a "floating industrial zone", i.e., industry would not be zoned to specific properties but could .locate anywhere in the reconnnended area subject to 1) differentiation according to type (high or low technology); 2) performance and design criteria; and 3) general area restrictions. Thus specialized industry would be allowed to locate in Laketon only upon Township approval of industrial development plans subject to appropriate restrictions and the above criteria. �134 THE TRAFFIC PLAN In the main, Laketon's road system still meets current Township needs for safe and convenient traffic routes. However, as a result of the earlier growth patterns in the community, Laketon has developed new subdivisions and neighborhood access roads have been incrementally added to the basic rural road grid, which was not intended to handle today's higher intensity land uses. Therefore, as described earlier, some points of conflict and �135 congestion have emerged. The proposed two-level road system, as shown on Map 18, consisting of major and secondary roads, will alleviate present conditions and improve circulation with minimum modification of the existing network. The system, associated with Laketon's identified environmental districts, will facilitate access to already developed areas and enhance opportunities for new development. THE MAJOR ROAD SYSTEM According to the plan> Lakton's major road system will comprise a circumferential route around the periphery of the Township, augmented by two major internal roads. The outer system includes Whitehall Road as its eastern segment, with River Road, Scenic Drive and Memorial Drive completing the circuit. . 12 drive. Each has been recommended to be designated a scenic The use of River Road should be encouraged as the primary link to Whitehall Road for southbound traffic from Scenic Drive and Fruitland Township access roads. The use of Giles Road as a thoroughfare would thereby be discouraged and some internal conflict relieved. These circumferential roads would be linked by two major internal roads as the primary arterials for movement in and out of Laketon. The first of these, running east/west, is Giles Road between Scenic Drive and Buys Road. The second is Buys Road from Bear Lake to Giles Road, from where it would be diverted along a new right-of-way in a northwesterly direction 12 This recommendation originates in the Muskegon County Shorelands Study. Recommended Policies, Op. Cit. �136 ~ $~ "-::,_ I ,,,/ ' ~ i ~ I ~ \ ·- ·-·7 l i i i i I 1 i i t ·__ I _ L' i _; · ·! L w I- z V') ~ I a ~ V') >- <C u 0 a: a: 0 'J <C L a w V') 0 ci. 0 a: ci. a.: :i: (f) z ~ I- z ~ w ~ ....J -°' C. ~ ;.::: �137 following the Green Creek open space system. The new road would link Buys Road to Whitehall Road at a point approximately mid-way between River Road and Giles Road (shown as a dashed line segment on Map 18). The proposed diversion would serve two main functions. First, it would reduce traffic on the segment of Giles Road which lies between Buys Road and Whitehall Road. The current use of Giles Road as a major thoroughfare conflicts with the residential character of adjacent neighborhoods and poses a potential danger to children living and going to school in the area. Secondly, the proposed road would provide access from interior parts of the Township to the proposed major commercial development at Whitehall and River Roads. It should be noted that the Buys Road-Whitehall Road link is the only new road recommended in the plan. constructed immediately. However, it would not have to be At this time, Buys Road provides adequate access to River Road (a designated major through street) and thus to Whitehall Road. However, internal congestion will increase as a result of continued residential growth. Also, as commercial development expands along Whitehall Road and at the Whitehall-River Road intersection, more traffic will be pulled to the northeast section of the Township. It is estimated that the proposed link completing the major road system should be constructed at the time the first major commercial development occurs in that area. THE SECONDARY ROAD SYSTEM The second level in the proposed traffic system is comprised of existing roads to be designated "collector" streets. No new read construction is �138 necessary at this level. The existing streets would receive their new designations through identification as collector streets on the official Township map. Controls would be instituted to effectively implement these designations. For example, strategic placement of stop signs along existing thoroughfares can facilitate desired changes in street utilization patterns. Using this technique, a heavily travelled road segment such as Giles Road between Buys and Whitehall Roads could be changed to a collector street used primarily for ingress and egress by residents in adjacent neighborhoods. The recommended north/south collector streets are Benjamin Road, Peterson Road, Green Creek Road, the southern part of Horton Road up to Giles Road, Bear Lake Road, and Auble Road between Dykstra Road and the proposed new primary road linking Buys Road to Whitehall Road. Streets designated as east/west collectors are Fenner Road, Dykstra Road and Giles Road between Auble and Buys Roads. As shown, the plan for traffic in Laketon is simple and based on maximum utilization of the existing road system. In this manner, expensive and extensive new road construction will not be required. For the most part, the objectives of the plan can be accomplished by designation and by utilization of simple, inexpensive traffic control techniques: stop signs, speed control, directional signs, channelization, parking control and, later on, signalization at a time when traffic volumes warrant such measures. From time to time, certain major improvements in the designated street �139 system will be needed. For example, at some point sections of the primary road system may have to be widened to four lanes. Some of the secondary roads may require the installation of curbs and gutters and, possibly a stretch of sidewalk in areas of heavy pedestrian movement. There is one emerging rapidly growing need for public traffic improvement, however. This is the need to develop a safe and attractive system of bicycle paths through the Township to serve three purposes. First, to acconnnodate the youngsters who use their bicycles for school transportation. Second, to facilitate home to work bicycle travel for the growing number of adults who find in bicycling to work a combination of energy saving and health promotion. Third, to allow for multipurpose year-round recreation in the form of bike-hike-ski trails. Because of these recreational opportunities, the details of this proposal are presented in the recreation section of the plan. i �140 UTILITIES DEVELOPMENT The provision of sewer and water service is an important task which has already received attention from Muskegon County and the Laketon Township Board. It requires a response, based largely upon existing environmental conditions, which will address the needs of Laketon's present population and which will facilitate the realization of the desired pattern of future development. The main objective of the fol- �141 lowing discussion is to link the County's "201" sewer program to the land use proposals of this plan. The recotmnendations discussed in this section are based on several assumptions regarding public sewer provision. The basic assumption is that public sewer is not an absolute prerequisite to maintaining a high quality environment. In some cases, inappropriate extension of public sewer may actually result in the destruction of environmental amenity rather than in its enhancement. Additionally, sewer provision is an expensive undertaking in terms of construction and maintenance costs, as well as in terms of the undetermined costs of inconvenience incurred during installation. Finally, as methods for on-site waste disposal improve, the physical (i.e., soil-related) need for public sewer may decrease in some areas. A second assumption relates directly to the development guidance plan for Laketon. Extension of sewer lines to areas which are presently undeveloped would remove one of the physical constraints mandating environmental management as the predominant factor in Township development. In Laketon, the interrelationships among the environmental con- straints and the design of complementary reconnnendations of the plan are keys to environmental quality. Therefore, the elimination of one environmental constraint, such as waste disposal, can undermine the effectiveness of the entire plan. Finally, the rapid development and premature subdivision which may result from servicing raw land increases the need for additional costly services �142 and facilities such as schools, water supply and road maintenance. These assumptions have been used as a guide to define three criteria as the rationale for developing a sewer plan for Laketon. concerns the intensity of residential development. The first Areas in which intense subdivision has already occurred receive priority for sewer provision in the plan. The second criterion relates to soil conditions, particularly the capacity of different soil types found in the Township to absorb waste. Areas in which the underlying soils will not absorb waste have also been given priority to receive public sewer facilities. The third principle concerns point sources of waste, such as commercial or industrial establishments, which must have access to public sewer. Major commercial or industrial development may only be located in areas serviced by public sewer lines. Based upon the framework outlined above, the basic policy objective is that public sewer be provided primarily as a remedy for existing problems, rather than as a means by which future development is encouraged. Consistent with this objective and with the objectives of other plan components, it is recommended that no sewer lines be extended west of Green Creek except along Muskegon Lake. During the initial phase of the sewer provision plan, service would be provided only to existing development in the heavily subdivided eastern section of the Township where development intensity has reached critical levels in terms of the amount of waste produced and the capacity of the soil to absorb it. This "Phase l" sewer district would lie between Whitehall Road and the eastern-most edge of the proposed open space corridor. �143 -- -- ·-·-, i i i ! I i i 0::: 1..1..J ~ c:x:: 3 0 z: z <i <.? j: u ~ c:x:: a.: 0::: Cf) 1..1..J 3 1..1..J (./') 0 :i: z ~ ~ c.. z ~ UJ 0::: <i 1..1..J (./') 0 0 c.. ~ ...J 0 N 0.. co ~ ,, �144 It would include several large tracts of open land located in the southwest corner of the Whitehall/River Road intersection, thus improving their suitability for connnercial development. It is strongly recommended that any sewer provision subsequent to Phase 1 be contingent upon the emergence of increased development pr-ssures. Even in the event that such pressure develops, service would be extended no farther west than the eastern boundary of the Green Creek floodplain. Development in the extended sewer districts would also be restricted by groundwater conditions and floodplain development regulations. Sewer installation is prohibitively expensive in low density population areas such as those west of Green Creek. Therefore any development in this large-lot environmental district would be serviced by appropriate on-site waste disposal systems. Lot sizes would be determined on the basis of the capacity of the soil to support septic systems. Higher density or cluster-type development in the western half of Laketon would depend on "package" treatment facilities located on the development parcel. On-site waste disposal technology is advancing rapidly, making this approach increasingly attractive. The rationale and recommendations for sewer provision outlined above are currently being applied in the "201" sewer program developed by Muskegon County. The total cost of the original County plan has been estimated at $7.8 million, of which state and federal government would contribute some part. As mentioned previously, Phase 1 of the County plan would entail servicing the eastern subdivisions in the Township. As originally designed it would also have included the Bear Lake and Muskegon �145 Lake Residence Districts. However, project engineers have calculated that the additional expense incurred by extending sewer to these less intensely developed districts would raise the cost per hook-up for all residents in Phase 1 by $600-$700, placing a disproportionate financial burden on these homeowners. To prevent this situation from occurring, the Laketon Township Board has proposed breaking down Muskegon County's plan into three sub-phases. The first sub-phase would sewer that part of Laketon north of Dykstra Road and west to the Junior High School and Northland Park Subdivision. Extension of lines to the second area, Bear Lake Meadows, and to area three, the southwest section of Laketon along Memorial Drive to Muskegon State Park, would be postponed until population pressures increased so as to substantially decrease the cost of sewer service on a per residence basis. The County "201" plan as modified by the Township Board is currently under public discussion in Laketon. If approved, construction of sewer lines in phase 1 could begin in the spring of 1978 at a cost of approximately $2,200 per tap. The basic premises of the modified "201" sewer program are consistent with the principles and objectives of the consultant's sewerage recommendations. The County Plan also complements other elements in the environ- mental approach, particularly with respect to its recognition of distinct environmental districts and the overall policy goal of treating sewer service as a remedial measure rather than as a tool to encourage develop- ment. A piped water distribution system is also currently under discussion. �146 Though the provision of sewerage to the most densely populated areas of the Township will lessen the danger to wells from dense septic tank development, water quality in these wells should be continuously monitored. It is, however, quite likely that public water will become a necessity in the near future in the eastern half of the Township. The Township should take advantage of the opportunity to participate in the construction of a new metropolitan water trunk line in the Whitehall Road corridor. From that trunk line the Township can obtain all its water needs and extend local service as needed. �- .... . ... -:-:.. .. -. ...... . . . . I, . . . ' • l ~ •cl.•• v;- • .... .,.._ r •1•i, ,_ ,, ~,. L. ■ . .. --, ■- . I t ·:· . - ·- ' <l . _ -' - ■.I _,,.,..-!' =II'..... -'i~ -~ . ..,:,.lilta;,il, ·.' ,!-.:. ::.■"' ,I r • .. •., - t._• ~ . ' .... , - .... . .....,,, •Jfr. -, ' ,.! ' .. .,._I:,. ■ -• j .... , ..... ; I - : ...: ·-~ . r. ■ ■ . .... .A I '.I• �147 PURPOSE AND DESIGN Upon completion of the information and attitude gatheringphasesand the analysis of the various plan elements, a Concept Sketch was presented to the Township Board and Planning Commission. According to the design of the planning program, the Concept Sketch and the supporting documentation was distributed to the 33 identified community influentials in an attempt to elicit an exchange of opinions and attitudes instrumental to �148 the development of a plan for the Township which would enjoy broadbased support. A structured questionnaire was designed to measure the degree of acceptance of the plan as it had been presented. The statements on the ques- tionnaire were derived from three documents: "Opportunities for Development: A Reconnaissance", "Opportunities for Development: Resident Attitudes" and "Growth Management: A Concept Sketch". The survey questions referred to the reports requiring the respondent to read them while completing the questionnaire. The statements on the questionnaire were grouped into three major sections. Section I consisted of questions designed to measure agreement with the findings of the Reconnaissance Report. Three measures were used: one asked whether or not the respondent saw certain trends and characteristics in the Muskegon area; the degree of importance he felt they had for the region; and whether they were important now or were likely to become important in the future. Section II sought to measure respondents' interpretation of the results of the Resident Attitude Survey. They were asked to agree or disagree with the consultant's identification of three basic mandates for Laketon's planning program and, on the basis of resident attitudes on certain issues, to support these determinations. The statements in Section III measured agreement or disagreement with the proposed plan as outlined in the concept sketch. The first question in this section was designed to establish the rationale for the plan; the �149 remaining questions focused upon its various components. The returns from this survey were expected to provide an indication of the degree of acceptance or non-acceptance of the plan and each of its components. Upon review of the results, modifications were to be made in the plan to reflect respondent opinions, and a second survey was to be conducted in order to achieve full agreement on the plan, its underlying principles, and its proposals. Of 33 questionnaires mailed in early June of 1977, 19 completed returns were obtained. Three individuals asked that their names be removed from the influentials list and two others declined to respond because of time • constraints. For the purpose of identifying major areas of agreement and/or disagreement, the return rate is satisfactory. In fact, the de- gree of agreement obtained in this survey renderedasecond survey round unnecessary. The next section describes the results and highlights the unanimity of the response. �150 SURVEY RESULTS As can be seen from the tabulation of survey results on the pages to follow, there is general, and in many cases, unanimous agreement on the issues raised in the reconnaissance and on the consultant's interpretation of the results of the community attitude survey. The questions where some divergence of opinion occurs are related to economic issues, e.g., ques tions 4 and 8 and the complex problems of Muskegon's linear urban struc - • �151 ture (Question 9). However, even on these issues, a solid majority of respondents, 11, 11 and 13 out of 19, support the consultant's interpretations and conclusions. Social Trends !. AMERICAN SOCIETY HAS BECOME MORE HETEROGENEOUS, COMPLEX AND SOPHISTICATED. don't know ambivalent see trand Degree of Observation don't see it @] IT21 .J, I (go to question 02) ,..·m=J ""'ill"" important Degree of Importance unimportant now & in the future important now l3J Time Frame 2. will be important in the future RISING INCOME ANO EXPECTAT!Oll LEVELS HAVE LED MANY AHERICANS TO REASSESS THEIR DEF!NITIDN OF "QUALITY-OF-LIFE". don't know don't see it ambivalent see trend [Q] Degree of Observation I .J., (go to question 13) unimportanc important [QJ Degree of Importance unimportant 110w & i11 the future important now will be !1nportanc in the future IT] tlme Frame Econortic Trends 3. RECEUT U.S. TRENDS INDICATE fl TR,\NStTION FR01I /IN INDUSTRlflL (PP.UDUCTIONORIENTED) TO A SEflVICE-ORIWTED ECDflOf,1Y . dnn' t know ambiva]ent see trend don't se<? lt Degree of Observation ,. .,·:J (co to <1ucstJcn # '•) ambivalent important Degree of Importance G Ill unimportant now & in the important now Time Frame future [J [@ ------- -- unin1portant [u] will be important in the future [] �152 4. TIIE TRADITIONAL ECONOMY WAS PRIMARILY "L!rlEAR", I.E. ORIENTED TOHARDS PRODUCTION OF GOODS FOR EXPORT ANO PURCHASE WITH "OUTSIDE" DOLLARS . RECENT REGIONAL ECONOMIC TRENDS SUGGEST A NOTION OF CIRCULARITY IN THE ECONOMY, WHICH MEANS AN ECONOMY NOT TOTALLY DEPENDENT UPON ATTRACTING OUTSIDE DOLLARS INTO THE REGION. THUS GROWTH MAY BE RELATED TD STRENGTHENING TIIE INTERRELATIONSHIPS Al10NG DIFFERENT COf1PONEHTS OF THE REGIONAL ECONOMY (BUSINESS, MANUFACTURING & SERVICES), WHICH IN TURN INCREASES TH( NUMBER OF TIMES INFLOWING DOLLARS ARE SPENT AND RES!>ENT ,IITli!H THE REGION BEFORE BEING USED TO PURCHASE OUTSIDE GOODS AND SERVICES. aee tTend don't know ambivalent _____GJ don't see it [4J Degree of Observation _., ._, J; (go to question HS) don't know important DegTee of Importance l!QI import.int now Time FTame [] T unb,portant ambm::J [QJ unimportant now & in the future will be important in the future [Q] [] Geographic TTends s. WHILE TilE RATE OF URBANIZATION IS SLO\-/l l!C, METROPOLITAN AREAS CONTirlUE TO EXPAND INTO SPRAWLING REGIONS OF COl·iP LEX ACTIVITY WITH MANY CEriTERS SEPARATED BY LESS DENSELY DEVELOPED AREAS. see trend don't know ambivalent don't see it 4]._________.~ ;z;: Degree of Obse_rvation (go to question #6) don't know I important amb~::_J unim[i]tant important now unimportant now & 1n the Degree of Importance future Time Frame 6. will be impoTtanc in the future [] THE MIDDLE TO UPPER INCOME AMERICAN IS NO LONGER INTERESTED Ill "MASSPRODUCED SUBURBIA. RESIDEMTIAL AND NON-RESIDENTl.~L LOCATIOtlAL DECISIONS ARE INCREASINGLY BEING BASED UPOr, CONSIOERAT!Oil OF EIIV! RmiMENTAL AMENITY . AS A RESULT, THE FAnTHEST EDGES OF OUR METROPOLITAN AREAS - THE EXURBS ARE GRADUALLY BEING DEVELOPED. don't. know see trend don't see it ambivalent qJ Degree of Observation :i; w I (go to question #7) important i don't know ambival:J unimportant [oJ Degree of Importance important now Time Frame [a unimporta.nc now in the future & w [Q] Yill be important in the futur-e GJ �153 Geographic Choroctoristics 7. THE IIAJOR RESOURCE OF TIIE MEA JS TitE ENVl1'0lmENT. THEREFORE THE REG JO~ ltAS GREAT POTENTIAL FOR TOUR! ST-ATTRACTING RECREATIONAL OEVELOPMWT. agree Degree of Agremnent [ID don't know 11mbivalcnt disai;ree [] [] I .J., . . ,J i (go to question 18) important Degree of Importance [§) important now Time Frame 8. ~ amb{§jlent uaimporcant [] unimportant now & io che future w will be important in the future [i] AS SHOHH ON MAPS 1 AND 2 ON PAGE 28 THERE IS ALSO POTENTIAL FOR SUBSTAIITIAL ECON0:11C DEVELOPMENT WITH RESPECT TO THE NATIONAL EAST/WEST FLO\.l OF GOODS. agree Degree of Agrell1Dent don't know ambivalent disagree Ii] [] ..t, i (go to question 19) important [iJ Degree of Importance important now Time 9. Fra■ e don't kn~w ambivalent unimportant [zJ unimportant now & in the future [I) will be important in the future [I] ANY PLANS FOR LAKETON'S DEVELOPMENT MUST CONSIOER THE TOWNSIHP'S RELATIOllSHJP TO THE \o/HJ TEIIIILL-MUSKEGON-GRAND HAVE:! Ul<S,\N STRUCTURE . ai;ree Degree of Agreement (i] don I t knc,v ambivalent disni;He (ii] . I ;z; ,. .,:J 5J i (go to question •' 10) important Degree of Importance ~ important nov Time Frama ambmlent [a] unimportant 0 unimportant now 6. in the future [IJ will b• important in the future CT] �154 Socioecgn0111ic Characteristic ■ 10. ALTHOUGH STATISTICS INDICATE THAT MUSKEGON IS A SLOW-GROWTH AREA, IT IS NOT STATIC. MAJOR INTERNAL SHIFTS ARE TAKING PLACE WITH REGARD TO AGE STRUCTURE, SOCIOECONOMIC STRATIFICATION, SETTLEMENT PATTERIIS ANO FAMILY SIZE. agree don't know ambivalent disagree @] t>egree of Agreement [QJ t ;;; I (go to queation #11) ambli]~i don't know . important Degree of Importance [fil important now Time Frame 11. unimportant now & in the future un~ortant will be important in the future [iJ [!J EFFORTS TO REVITALIZE THE REGION'S ECONOMY SHOW SIGNS OF SUCCESS. agree Degree of Agreement [!zj r don't know ambivalent disagree @] II) I , ,., :J ;;; t (go to question #12) important Degree of Importance @] important no:w Time Frame ambmlenc rn unimportant [] unimportant now & in the future II) will be important in the future [] 12. THE CONSULTANT'S ANALYSIS OF THE SURVEY RESULTS SUGGESTS THAT MANI\GEl1£1:T OF THE ENVIRONMENT SHOULD BE TIIE GUIDING PRINCIPLE FOR PLA/l:IING IN LAKETON. agree don't know aiitbivalent disagree [] �155 13. LISTED BELOW ARE FOUR SETS OF C0tl-1UNITY ATTITUDES. IN THE CO/ISULTANT'S JUDGEMENT THE ATTITUDES OF THE MAJORITY OF RESPONDENTS ON EACH ISSUE SUPPORT THE ENVIRONMENTAL MAIIOATE . (a) ATTITUDES TOWARD GROUNDWATER/DRAlNAGE agree /ia don't know aabivalent @] disagree fIJ (b) ATTITUDES TOWARD RECREATIONAL FACILITIES (c} agree don't know ambivalent LID @I ATTITUDES TOWARD COMMUNITY GROWTH AIID DEVELOPMEIIT •area (d) ,... [!J don't know ambivalent disagree [Q] [D REASONS FOR PEOPLE MOVING TD, AND LIKING LIVING IN, LAKETON •are• don't knov ambivalent disagree [] 14. THE CONSULTANT'S ANALYSIS OF THE SURVEY RESULTS SUGGESTS THAT "GUIDED GROWTH" IS THE MOST APPROPRIATE WAY IN WHICH TO 11ANAGE LAKETON'S FUTURE DEVELOPMENT. agree [i] 15. don't know aabivalent @] disagree [] LISTED BELOW ARE FOUR SETS OF COtfo1UNITY ATTITUDES. IN THE CONSULTANT'S JUDGEMENT THE ATTITUDES OF THE ~1AJORITY OF RESPONDENTS ON EACH ISSUE SUPPORT "GUIDED GROWTH" . (a) (b) ATTITUDES TOHAP.D GROUNDWATER/DRAINAGE ambivalent [i] [ill diaagree ATTITUDES TOWARD COl·V•1U1HTY SERVICES agree (c) don't know agree don't lcnov ambivalent disagree [] [] ATTITUDES TOWARD RECREATION agree don't know ambivalent disagree [oJ [j] �156 (d) ATTITUDES TOWARD LAKETON'S GROWTH ALTERNATIVES (IN GENERAL) agree fj3 don't know aabivalent fl] disagree [] and specifically concerning: (1) RESIDENTIAL DEVELOPMENT dou't ltnov agree aabivalent di&a[lree ff.fl [!] IT] CIJ-1M[RCJAL (2) orvn Ol•tt[NT don't ►. now UJ~rPC" [Ls] agree u3 (I] dlHa)\r<H.• [I] Jon' t know <1mblvnl.:nt [] dluai;rc., IT] RECREATIONAL DEVELOPMl~T ag~ee luJ· (5) lw, ll·n t INDUSTRIAL DCV[LOPM(NT (3) (4) ; u,,b don't know a11biv<1lcnt m disagree [I] THE CO/IPOSITE "PEOPLE'S PLAN" don't know agree fi] ambivalent G] disagree m CONSULTANT'S NIALYSIS or TIIE SUUV[Y RF~lll.lS SllGf,l '.,lS TH/IT !t'~ "'JV I!, _; C01f11JNITY S(RVJC(S ~IIOULO Ill /\ IU\JOR COl-1/'UIIC:lf OF L/\U ll1N'S PL,;:1:.1:a; 16 •. THF. PROGIW~. agret! Jon' t knov tamhiv;alcnt m @] ~ �15 7 17 . LJSTED BELOW ARE rJVE SCTS OF COmUNITY Sf.llVIC[S . rn THE co::s:iL:-:-. ::T•s JUDGEMENT THE ATTITUDES OF A t-1/IJORllY OF R[SPONOEIITS surPOl!T T:-:: :.no TO U1PROVE THESE SPECIFIC SERVICES . (a) SEWER/DRAINAGE SERVICES don't know ambiv;ilcnt agree 118 (b) I[] [i] don't knov ambiv;ilent disagree FI RE PROTECTION agree (uJ (c) [i] don't knov ambivalent diaagree m PARKS AND PLAYGROUNDS don't know aabivalent ~ 18. [Q] [I] a1ree (e) [J POLICE PROTECTION agree (d) d1aasrce disagree (I] @] agree don't lcnow &111bivalent m disagree [j] ROAD MAINTENANCE m THE SEVEN MAJOR ISSUES COVERED IN THE CONCEPT SKETCH ARE LISTED BELOW. FOR EACH INDICATE YOUR AGREEMENT OR DISAGREEMENT AS TO WHETHER IT SHOULD BE A FUNDAMENTAL COtlCERN OF THE PLAN . (a) IDENTIFICATIOtl OF DISTINCTIONS IN ENVIRONMENTAL AMENI TY agree don't know m ~ (b) don't know luJ disagree @] [I] don't know disagree THE NEED FOR SEWERAGE agree [z] (d) @J RECOGNITION OF FLOOOPLAIN AND HIGH l~ATER TABLE CONSTRAINTS, AND CONC01'V1ITANT DRAINAGE REQUIREMEtlTS agree (c) dbagree [QJ [] THE NEED FOR ACCESS AND TRAFFIC REQUIREMENTS agree [z] don ' t know @J disagree [] �158 (e) THE NEED FOR !t1PROVEO COMMERCIAL ANO RECREATIONAL SERVICES agree [zJ (f) G [QJ [iJ don't know w disagree [I] THE DEMAND FOR HIGH QUALITY REIDENTIAL DEVELOPMENT agree ~ 19. disagree THE NEED TO INCREASE LAKETON'S TAX BASE agree (g) don't know don't know disagree [] II] THE CONCEPT SKETCH IDENTIFIES SIX DISTI ':CT ENV!~O'iltENTAL OISTl!ICTS IN LAKETON FOR PLANNING ANO POLI CY-MAKING ,Ui-?OSE5. THESE 01 STRI CTS ARE LISTED BELOH. FOR EACH INDICATE ~W:Tr.:R Y(''J AGREE OR ll!SAGREE !illH ITS DESIGNATION AS A Utl!QUE rnv IRONitU:T ;l OIST;;rcT . (a) (b) (c) THE LAKE Ml Clll GAN BLUFF A!ID DUNES ZO;{E agree don't know luJ [] agree don't know disagree [ID @) [I] THE BEAR LAKE RESIDENCE DI STRl CT don't know disagree THE INTENSELY SUBDIVIOEO ZONE TO THE EAST OF GREEN CREEK agree lul (e) m THE MUSKEGON LAKE RESIDENCE DISTRICT agree (d) disagree don't know disagree !TI [] THE LOW DENSITY ZONE TO THE liEST OF GREEN CREEK agree don't know disagree [] (f) THE GREEN CREEK FLOOOPLAH! AND HIGH WATER iABLE OPEN SPACE ZONES agree don't know [] disagree �159 20 . THE PLAN RECOGNIZES FLOODPLAIN Arm HIGH WATER TAOLE CONSTRArrm SY STRICTLY REGULATING, ANO IN SEVERE CASES PROHIDITIIIG, OEVEL01'11ENT IN "PROBLEM" DRAINAGE AREAS . LISTED BEL~~ ARE A NU~~ER OF PROPOSED METHODS BY WHICH FLOOOPLAIII AND HIGH GROUNDWATER AREAS MAY BE REGULATED . FOR EACH INDICATE YOUR SUPPORT OR NON-SUPPORT OF THE USE OF SUCH REGULATIONS IN LAKETON . (a) PROHIBITION OF DEVELOPMENT IN SEVERE HAZARD AREAS support no opinion ambivalent ~ (b) oppose uJ LARGE-LOT ZONING •upport [§1 (c) @) no opinion ambivalant [I] oppo•e [Q] REQUIRING CERTAIN PREVENTIVE ANO/OR REMEDIAL MEASURES OF THE DEVELOPER OR INDEPENDENT BUILDER, THROUGH SUBOIVISION ORDINANCES AIID BUILDING CODES (E.G. COMPREHENSIVE WATER MANAGEMENT PLAN; PONDING ; DRAINAGE NETWORKS) •upport no opinion ambivalent oppose [Q] (d) REQUIRING THE SIGNING AND FILING OF All AFFIDAVIT OF "INFORMED CONSENT" BY DEVELOPER/BUILDER support no opinion ambivalent oppose fol 21 . THE POLICIES AIID PRIORITIES OF THE C:"iC:PT SKETCH AilO 11USKEGON COUNTY'S PROPOSED SEWER PLAN ARE IN BASIC AG =c : ":'IT ~EG.~ROi i:G SEWCR PROVISIOtl FOR LAKETON . INDICATE YOUR AGRW1E',7 :q DIS,\GilEEMENT 111TH THE PRINCIPLES ANO RECOMMENDATIONS LISTD :: ::LOW . (a) SEWER SHOULD BE USED AS A REltCY ~OR EX1S7ING PR09LEMS RATHER THAN AS A MEANS TO GUIDE OR Er.~: ~:¼GE i'UTURE CEVELOPMENT . agree (b) disagree [oJ Ll) PUBLIC SEWER SHOULO BE PROVIDE'.) C"iLY HI THE 111TENSELY SUBDIVIDED EASTERN PARTS OF LAKE-:-:·1, ANO Oil -SITE \~ASTE DISPOSAL SYSTEMS SHOULD BE UTILIZED IN 7~ E: LESS DENSELY DEVELOPED AREA WEST OF GREEN CREEK . agree [j (c) no opinio:, ambivalent no opinion uabivalent disagree [I] CONSTRUCTION PRIORITY SHOULD 9: GI VEII TO THE AREA DESIGNATED "SUB-PHASE l" agree no opinion ambivalent dhagree [Q] (d) PROVISION OF SEWER TO BEAR LP' : "EAOo::s (BEAR LAKE RESIDENCE DISTRICT) AIIO THE SOUTliWEST s :::7 :0/l Cr THE TO:INSH!P (ltUSKEGON LAKE RESIDEIICE DISTRICT) S!!O '.:~~ :£ DELA'IEO WITIL POPULATIOII LEVELS IN THESE AREAS CAN SU?= J,T THE COST . agree no opinion ambivalent [I] disagree �160 ZZ. IMPROVED TRAFFIC CIRCULATION AND ACCESS THROUGHOUT LAKETON IS A MAJOR OSJECTIVE OF THE PLAN. PLEASE i':OICATE ".;HETHER OR NOT YOU SUPPORT THE FOLLOWING PROPOSALS REGARDIUG THIS OBJECTIVE. (a) (b) TI<E REC014~ENOATION THAT THERE BE A CIRCt.r.!FEREtlTIAL MAJOR ROAD SYSTEM ON LAKETON'S PERIPHERY, WITH RIVER ROAD AS THE PRIHARY LINK TO WHITEHALL FOR TRAFFIC cc:mm SOUiH FROM SCENIC DRIVE AND FRUITLAND TOWNSHIP ACCESS RO~DS . aupport no opinion ambivalent oppose [z] [] @] THE OESIGNATIOII OF THE WESTERN PORTION OF GILES ROAD, ANO THE SOUTHWESTERN SECTION OF BUYS, AS l•t~JOR INTERIIAL AP.TERIALS. THIS INTERNAL SYSTEI◄ WOULD BE CO:!PLETEO BY THE FUTURE CONSTRUCTION OF A ROAD LINKING BUYS ANO HHIWW.L, /,?PROXIMATELY MID-!-IAY BETWEEN RIVER ROAD AND GILES. aupport (c) no opinion ambivalent oppose A SECONDARY SYSTEl-1 OF "COLLECTOR" STREETS, Co:ISISTING OF EXISTING ROADS, TIIE USE OF WHICH J\S TIIR•1UGH ST•cETS WOULD [l[ OISCOURACiED BY APPROPRIATE TRAFFIC COIITROLS SUCH;_; STOP SIG:1s. no opinion support [i] 23. mabivnh•nt oppO!IC, [D THE CONCEPT SKrTCII DISCUS:.f~ A TII0-1 f.VfL R(Sl'ON~E TO TIIE ::! er> ron IMPIIOVED COl-1MEnCIAL NIil lffCIIF.J\T((J/1-lffLArtll sr.qv((f.S. lll'.ll(/\Tf. \()UH SUPPORT OF OR orrOSITION TO TIIE I OLLOWll:G ilAS(C co::l'(JN(tflS or TIIIS ArPROACH. (a) THE DESIGNATION OF A SERVIC[/COl:MrnCIAL NOD~ ( TO SERVE RES(OCIITIAL ANO RECREATIONAL '.IEEOS) IN THF. S!IC'HELA:ws BLUFF DISTRICT AT SCENIC DRIVE SOUTH OF PIOll[ER cot:::ry P/,hi(, support no opinion Sfflbivnlent oppo~e (] (b) THE DESIGNATION OF A SERVICE/COl11(EP.C!AL NOCE IN TIIE 1-:USKfGON LAKE RESIDENCE DISTRICT AT SCENIC DRIVE AT THE FOOT Or PETERSON . aupport no opinion ambivalent oppose f!J (c) THE DESIGNATION OF A 11AJOR COtt!ERCl.~L AREA TO SERVE REGIONAL AS WELL AS LOCAL IIEEDS AS AN EXWlSiOil OF SiRIP OEVELOP~·1E/IT ALONG !o/HITEHJ\LL ANO AT THE COR'.lER OF THE Wr.ITEHALL/RIVER ROAD INTERSECTION. aupoort no opinion ambivalent IT] oppose [Q] �161 THF. CONCEPT SKETCH STATES THAT OPPORTUNITIES FOR INCREASING LAKETON'S TAX BASE ARE LIMITED BY SPECIFIC EIIVIRONMENTAL CONSIOE;::~TIONS. IT SUGGESTS THAT THE POTENTIAL TO IIICREASE THE TAX BASE IS TO BE FOUND IN EXPANDED COMMERCIAL ANO SOME l!GIIT IIIDUSTRIAL OEVELOPME/H. 24. 00 YOU AGREE OR DISAGREE ~/ITH THE BASIC PREMISE THAT LAKETON'S OPPORTUNITY TO DEVELOP A CO:-IVEIHIONAL PROPERTY TAX BASE IS LIMITED BY EIIVIRONMENTAL CONDITIONS? no opinion ambivalent agree disagree [I] 25. [J 00 YOU SUPPORT OR OPPOSE PERMITTING LIGHT INDUSTRIAL (OFFICE ANO RESEARCH) DEVELOPMENT REGULATED BY STRICT PLArlNED UNIT DEVELOPMENT CONTROLS IN LAKETON? no opinion ambivalent support Gil [IJ (a) IF YOU SUPPORT SUCH DEVELOPMENT, DO YOU AGREE THAT IT SHOULD BE PERMITTED ONLY IN TiiE AREA BET,iWJ GILES f~ID RIVER ROADS? agree no opinion ambivalent fij] 26. dhagree [] THE CONCEPT SKETC/f ADDR[SSES RESIDrnnAL DE'.'ELOPME'.T av P!:OPOSING SPECIFIC LOT-S[ZE AND DENSITY GUIOEL!NES B,;sc~ UPC'. ~'!'/IR~:1:·rnTAL MANAGEMENT PRINCIPLES. RESIDENT!.~L 1\REAS r·; :HE r: .,·:.jf!IP H,\ ','E BErn DIFFERENTIATED ACCORDING TO ENVIROt::IENTAL, ,A,HER 7;,;·1 NE:G1'GORHOOD CONSIDERATIONS. THE PLAN ~ECOGNIZES THAT T:iE USE •:c :-HE .',EI:;HBORHOOD TD ORGANIZE COMl1UNITY SERVICES (DESIGIIED TC ?;.:.t•'.OE ~;SIDC::IT!AL STABILITY I N ~ AREAS) rs NOT RELEVANT TJ LAKET::1 . INDICATE YOUR AGREH1ENT OR DISAGREE.'·IENT WITH THE FCLLOWING RECOK'IENDATIONS REGARDIIIG RESIDENTIAL DEVELOPMENT. (a) LARGE-LOT (l ACRE MINIMUM) ZONING WEST OF GRE~:; CREEK egree [!] (b) no opinion ambivalent []] no opinion ambivalent [] [[] no opinion ambivalent [J QJ DE-EMPHASIZING THE NEIGHBORHOOD AS THE 9ASIC U'.IIT FOR THE PLANNING OF COMMUNITY SERVICES agree - disagree PERMITTING GARDEN APARTMENTS, CONDOMil:!'.Ji"S A/10 rc:m-HOUSES ON SITES OF AT LEAST S ACRES, REGULATED I!: S!ZE c·:o DESIG:1 Bl' STRICT PROVISIOIIS UNDER A PLANNED UNIT :EiELOF'?E.',T ORO!i:M;CE agree (d) [QJ SMALLER LOTS (12,000 SQ. FT. Ml/lIMUM) t.'ID HIG~ER DENS!T!ES IN THE SEWERED AREA EAST OF GREEN CREE~ a,:ree (c) disagree no op1nion ai,bi Valent rn diugrce �162 ------- Most of the Concept Sketch proposals were strongly supported. The only exception was the recommendation that sewer should be used as a remedy for existing problems rather than as a means to guide or encourage future development. Only six respondents indicated agreement with twelve disagreeing with this policy recommendation. The positive response to the other sewer policy questions suggests that the negative reaction to question 24a may have resulted from poor phrasing of the question. In subsequent discussions with individuals who respon- ded to the survey, this assumption has been corroborated. The intent of the proposed sewer policy is to use sewer as a development guide and control tool but in the early phases of sewer construction provide sewerage to areas already developed. Thus the only issue which caused a negative response required explanation and clarification rather than a revision of the original concept sketch proposal. �I •• --. -. .. -· ■P ~I - • J. ... ==- . .. .. ..'.! ··• r/ • ■.I' - - I :lm. ~ •..-------.., ■ '"""'-="" ..- ,{- ir • I :r.:~ .......- - - · ; - ....,,.ta» .. • .. . -~ . .• ...... . V THE MAS"JrlER PLAN �163 • / PURPOSE, CONTENTS AND EFFECTS The Master Plan map on the following page presents a synthesis of the various plan elements and shows their integrated nature. Due to the overwhelming acceptance of the concept sketch by the community decisionmakers only minor technical modifications were made in the master plan • now proposed for adoption and shown on the fold-out map on the next page. �165 It is important at this point to discuss briefly the purpose of such a plan. First, in the Township Planning Act of 1959, the purpose is stated as follows: The purpose of plans prepared pursuant to this act shall be to promote public health, safety and general welfare; to encourage the use of resources in accordance with their character and adaptability; to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; to facilitate provision for a system of transportation, sewage disposal, safe and adequate water supply, recreation and other public improvements; and to consider the character of each township and its suitability for particular uses judged in · terms -of such-·factors as the trend in land and population development; · In- addition to discussing the purpose of a Master Plan · (or - Basic . Plan) the legislature gave some attention to the contents of such plans: (1) The basic plan shall include maps, plats, charts and descriptive, explanatory and other related matter and shall show the planning commission's recommendations for the physical development of the unincorporated area of the township. (2) The basic plan shall include those of the following subjects · which reasonably can be considered as pertinent to the future development of the township: (a) A land use plan and program, in part consisting of land for agriculture, residence, commerce, industry, recreation, ways and grounds, public buildings, schools, soil conservation, forest, wild life refuges and other uses and purposes. (b) The general location, character and extent of streets, roads, highways, railroads, bridges, waterways and water front developments; flood prevention works, drainage, sanitary sewers and water supply systems, works for preventing pollution and works for maintaining water levels; and public utilities and structures. (c) Recommendations as to the general character, extent and layout for the redevelopment or rehabilitation of blighted districts and slum areas; and the removal, relocation, widening, narrowing, vacating, abandonment, changes or use or extension of ways, grounds, �166 open spaces, buildings, utilities, or other facilities. (d) Recommendations for implementing any of its proposals. The Act then goes on to outline procedures for plan adoption and to specify the powers which accrue to the Planning Commission as a result of adopting the master plan. First it is provided that: Whenever the planning commission has adopted the basic plan of the township of one or more major sections or districts thereof, no street, square, park or other public way, ground or open space, or public building or structure, shall be constructed or authorized in the township or in the planned section and district until the location, character and extent thereof shall have been submi~t-e-d to and · approved by the .planning commission. The ~lanning ., commission shall communicate -its reasons for approval or disapproval to the township board,-which shall have the power to overrule the planning commission by a recorded vote of not less than a majority of its entire membership. If the public way, ground, space, building, structure or utility is one, the authorization or financing of which does not, under the law governing same, fall within the province of the township board, then the submission to the planning commission shall be by the board, commission or body having jurisdiction, and the planning commission's disapproval may be overruled by resolution of the board, commission or body by a vote of not less than a majority of its membership. The failure of the planning commission to act within 60 days after the official submission to the planning commission shall be deemed approval. The planning commission shall promote public understanding of an interest in the plan and shall publish and distribute copies of the plan and of any report, and may employ such other means of publicity and education as it determines necessary. Second, in addition to these public works powers, the Planning Commission is given the power to adopt subdivision regulations and subsequently approve or disapprove plats. �167 STEPS IN IMPLEMENTATION The Master Plan is but one of several tools for managing growth which this planning program will develop. To supplement the Master flan, zoning and other supportive ordinances and a management manual are under preparation. As has been suggested, the approach to plan imple- mentation and management will be incremental, representing a gradual movement from traditional to innovative guidance, based upon the princi- �168 ples of sound environmental management. The first step in implementation is approval of the Master Plan by the Planning Commission and Township Board and enactment of a Master Plan Ordinance as outlined in the next section. This will be followed by gradual revision of the Laketon Township Zoning Ordinance, beginning with provisions relating to residential development, water table hazards, and planned unit development. Meanwhile, steps will be taken to initiate a capital improvements program for provision of future services in the community. Each step ,of the plan implementation process- wilL be .. iden.tified- and -~ discussed in a Township Management Manual to be presented in the Spring of 1978. The Manual will recommend appropriate implementation tech- niques with respect to ·priority and community need. In addition, it will suggest long-term management policies for effective Township governance . • �169 A PROPOSED MASTER PLAN ORDINANCE It is recommended that the Planning Commission and Township Board approve and enact a Master Plan Ordinance for Laketon Township as follows: MASTER PLAN ORDINANCE OF THE TOWNSHIP OF LAKETON An Ordinance for the purpose of guiding and coordinating development of the Township of Laketon; in accordance with its pre~ent and future needs; to best promote the health, safety and general welfare by providing for �170 efficiency and economy in the process of development; to provide for adequate traffic regulation, good civic design, efficient use of public funds, adequate provision for public utilities, public open space, and other public requirements. THE TOWNSHIP OF LAKETON ORDAINS: ARTICLE I. TITLE, PURPOSES Section 1.00. Title. This ordinance shall ·be known as the Master Plan of Laketon Township. Section -1.10. Purposes·:· It is declared to be the policy of the Township of Laket~n to maintain a comprehensive plan for the orderly, efficient and economical development of the Township. This plan shall guide public and private develop- ment to meet the following requirements for harmonious growth: 1. Development shall be of such character that it can be used safely without danger to health, or peril from fire, flood, erosion, excessive noise or smoke, or other menace. 2. Proper provisions are made for drainage, water supply, sewage disposal and other appropriate utility services. 3. Safe, convenient, and functional systems for vehicular and pedestrian circulation. 4. Efficient land use in proper locations, in compatible relationships, and in compact, land-conserving arrangements. • 5. Proper environmental protection and the utilization and enhancement of environmental opportunities. �171 6. Preservation of adequate sites for schools, parks, playgrounds, and other community services in locations providing all with convenient access to such facilities. ARTICLE II. Section 2.00. MASTER PLAN DOCUMENTS Master Plan Report. The following report containing plans and studies prepared under the guidance of the Planning Commission of Laketon Township and adopted by the .Township Board -is adopted as, and incorporated into, the Master Plan=---for the Township:- ·_ Growth Management,: ·A Master Plan-t- and -- any--other reports-· which the .Planning Commission may .recommend to the .Township Board for approval as amendments to the Master Plan. Section 2.10. Master Plan Map. The attached map entitled Master Plan for Growth Management showing generalized land use including the location of service nodes, greenways, drainage corridors and conservancy areas; and the arterial road system; shall be designated the Master Plan Map of Laketon Township and declared to be part of this ordinance. Section 2.20. Identification of Reports and Maps. Printed reports and maps attached hereto and incorporated herein by reference and hereby made part of the Master Plan shall be identified by the following statement marked or stamped thereon: "Adopted by reference as a part of the Master Plan of Laketon Township, Muskegon County, Michigan, passed on . . • . 19 . . by the Township Board of Laketon Township." �172 ~ ARTICLE III. Section 3.00. 1. WAIVERS, MODIFICATIONS, CHANGES AND ORDINANCE AMENDMENTS Hardship. Where the Planning Commission finds that compliance with the Master Plan would cause unusual hardship or extraordinary difficulties because of exceptional and unique conditions of topography, access, location, shape, size, drainage or other physical features of a development site, the proposals and requirements of the Master Plan may be modified to mitigate the hardship, provided --that: the public interest is protected and the .development is in keeping with the_ g~neral spiriLand intent of the Master Plan. 2. No such modifications may be granted if it would have the effect of nullifying the intent and purpose of the Master Plan of the Zoning Ordinance and the Subdivision Ordinance. Section 3.10. Changes and Amendments. The Township Board may from time to time amend or change by ordinance, the number of Master Plan reports, and the shape, size, and location of districts and facilities established in the Master Plan. Said Board shall obtain a report from the Planning Couunission prior to adopting any such change or amendment and such change or amendment shall not become effective until a public hearing has been held as provided in the Public Acts of the State of Michigan, provided further that no change in the Master Plan Map shall be made when a protest against the proposed change or amendment is presented, duly signed by the owners of twenty (20) percent or more of the land proposed to be altered, or b_y the owners of �173 twenty (20) percent or more of the land within one-quarter(¼;) of a mile from the area or facility proposed to be altered, unless such amendment shall be passed by the concurring vote of at least three-quarters (3/4) of the Board members voting thereon. Section 3.11. Petition for Change. Any person or persons desiring an amendment or change in the Master Plan Map, or any person or persons desiring an amendment to any of the provisions of the Master Plan reports or this Ordinance shall present to -the Township Board through the. Township Clerk ..9. _ _petition .for such amendment . or -change . toge_ther -with- a fee __ iri the amount . of -twenty-five ~ dollars ($25.00) to cover the cost of holding the public hearing and publishing as required by law. ARTICLE IV. Section 4.00. ,.--.. ADMINISTRATION AND ENFORCEMENT Conflict With Other Laws. Whenever 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 ~mposing the higher standards shall govern. Section 4.10. Separability. The invalidity of any section or provision of this Ordinance shall not invalidate any other section or provision thereof. Section 4.20. Enforcement. This Ordinance shall be enforced by the Building Inspector. - No development proposal requiring Township Board action shall be considered without the �174 ,9 Building Inspector's report of conformity or non-conformity with the Master Plan. In case of non-conformity, the proposal shall be brought forward as a modification, change or amendment to this Ordinance pursuant to the provisions in Article III. Section 4.30. Violations. Any person, firm, or corporation who violates, disobeys, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this Ordinance shall be guilty of a misdemeanor and upon conviction thereof shall be subject .~o a fine or imprisonment. Section 4~40. Penalties. Any violation of this Ordinance is an offense punishable ·-by a fine - notexceeding five hundred dollars ($500.00) or by an imprisonment for a period not exceeding sixty (60) days, or by both such fine and imprisonment. Each week a violation is continued shall be deemed a separate offense. ARTICLE V. EFFECTIVE DATE Section 5.00. Procedure. This Ordinance shall become effective ten (10) days after enactment and the Township Clerk is hereby directed to forthwith publish such Ordinance as required. Township Clerk Introduced: Adopted: Published: Effective: � 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 Laketon-Twp_Master-Plan_1977 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 1977-12 Title A name given to the resource Growth Management: A Master Plan Description An account of the resource The Growth Management: A Master Plan draft copy was prepared by Leo Jakobson, AIP, SAFA in December 1977. Subject The topic of the resource Master plan reports Laketon Township (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/2bbd00820f2d8a1a7bc811ac9ebaa9bf.pdf b2f88b8af80d29af696f4e3ca73bf05b PDF Text Text - CITY OF LAKE ANGELUS OAKLAND COUNTY, MICJIIGAN MASTER PLAN �II II Ill CITY OF LAKE ANGELUS Oakland County, Michigan MASTER PLAN Ill • • • • • •II •II • • • City Council Donald P. Althoff, Mayor C. Dale DeLorge, Mayor Pro Tern Rosalie Lake George A. Drake, III William T. Collins, Jr. Planning Commission George A. Frisch, Chairman Donald P. Althoff Dorothy Arcari William T. Collins, Jr. Edward Dauw Dale DeLorge Lee Embrey Peggy Kresge Forrest Milzow City Attorney James L. Howlett Adoption Planning Commission._ _ _ __ Building Official Bill Dinnan George A. Frisch, Chairman Consultants Carlisle Associates, Inc . 111 N. Main Ann Arbor, MI 48104 Nancy De Lorge, City Clerk �II II !T JI able of Contents INIRODUCTION II II • • • • • • • • • •I I I What is Planning ................. .... .......... .. ........ .. ............ .. .. .................... 1 How Is The Plan to be Used.............................................................. 1 Who is Responsible........................................................................... 2 How Were Citizens Involved............................................................ 3 BACKGROUND STUDIES Historic Content................................................................................ 4 Regional Setting................................................................................ 5 Surrounding Influences ..................................................................... 6 Population ......... ...... .... .. .. ...... ...... ...... .... .. .. ........................................ 8 Housing............................................................................................. 9 City Facilities.................................................................................... 10 Natural Resources............................................................................. 10 Transportation ... ................ ...... ........ ........ ............ .......... .. ...... .... ........ 14 Economic Base.................................................................................. 15 Existing Land Use............................................................................. 15 GOALS AND POLICIES Introduction....................................................................................... 16 General Planning Goals .. .. .. .. .. .... .. ...... .... .. .... .... .. .. .. .. .. ........ .. .. .. .. ...... 16 Policies ...... .. .......... .. ...... .. .... .. .... .. .. .. .. .. .. .. .... ...... .. ...... .... ...... .. .. .......... 16 �II • • • • • •II •II I I I PLANNING STRATEGIES Introduction....................................................................................... 20 Land Use Plan ......... .. .......... ........ .. .......... .... ...... ................ .. .. .. .... .. .. .. 20 IMPLEMENTATION STRATEGIES City Governmental Policies ........ ...... .... ........................ .... ................ 28 Intergovernmental Cooperation .......................... .................. ............ 28 Master Plan Education .. .. .... ............ .. ........ ............ .. .............. ............ 28 Plan Updates ......... ........ ...... ........ .... .... .. .......... .......... ........ .... .. .. ...... .. 28 Implementation Tools....................................................................... 28 Conservation Greenbelts................................................................... 29 Water Quality.................................................................................... 29 Natural Beauty Roads ....................................................................... 30 City Recreation Space....................................................................... 30 Future Planning Commission Tasks................................................. 31 �II II I II I I I I I I I I I I I I INTRODUCTION �I II I I I I I I I I I I I I I ntroduction be made with the general purpose of guiding and accomplishing a coordinated, adjusted, and harmonious development of the municipality and its environs which will, in accordance with present and future needs, best prorrwte the health, safety, morals, order, convenience, prosperity, and general welfare, as well as efficiency and economy in the process of development; including, among other things, adequate provision for traffic, the promotion of safety from fire and other dangers, adequate provision for light and air, the prorrwtion of the healthful and convenient distribution of population, the promotion of good civic design and arrangement, wise and efficient expenditure of public funds, and the adequate provision of public utilities and other public requirements. 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 City document which sets forth policies for the future of the community. Therefore, the plan serves as the primary guide to the City regarding future land use decisions, investment in public improvements, and coordination of public improvements and private development. In one sense, the Plan presents an idealized view of future growth patterns in the City. However, the Plan must also provide guidance to local decisionmakers regarding today's issues. It is the intent of this Plan to be a working document which will provide for the orderly development of the City, assist the community in its effort to maintain and enhance a pleasant living environment, and spark a vision toward the future. How Is The Plan to be Used? The Plan serves many functions and is to be used in a variety of ways: The City derives its authority for the preparation of a Master Plan from the Municipal Planning Act, P.A. 285 of 1931. Sections 6 and 7 of the Act states: The commission shall make and adopt a master plan for the physical development of the municipality, including any areas outside of its boundaries which ... bear relation to the planning of the municipality. In preparation of such plan the commission shall make careful and comprehensive surveys and studies of present conditions and future growth of the municipality and with due regard to its relation to the neighboring territory. The plan shall City of l.Ake Angelus Page 1 1) The Plan is a general statement of the City's goals and policies and provides a single, comprehensive view of the community's desire 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 City Council in their deliberations on zoning, subdivision, capital improvements and other matters relating to land use and Master Plan �The policy orientation of this Plan provides decision-makers with a framework and basis for decisions while recognizing the dynamic character of the community. The variables upon which this Plan is based will likely change over time. However, adherence to the goals and policies will provide a stable, long-term basis for decision-making. I I I I I I I goals and policies aimed at the unified and coordinated development of the City. As such, it provides the basis upon which zoning and land use decisions are made. development. This provides a stable, long-term basis for decision-making. 3) Who is Responsible? The City of Lake Angelus has a number of bodies that are actively involved in the planning and zoning decision-making process: A third function the plan serves is to provide the statutory basis upon which zoning decisions are based. The City or Village Zoning Act (P.A. 207 of 1921, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. However, it is important to note that the Master Plan and accompanying maps do not replace other Municipal 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. 5) Finally, the plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the Municipality's direction for the future. In summation, the City of Lake Angelus Master Plan is the only officially adopted document which provides direction for the achievement of goals and policies. It is a long range statement of general City of Lake Angelus Page2 • City Council - The City Council is the chief governing body of the City. By Michigan statute, the City Council approves rezoning requests, zoning text amendments, and subdivision plats. By City Ordinance, the City Council approves site plans, special land uses, subdivision plats, lot splits and floodplain and wetland permits. The City Council also sits as the Board of Zoning Appeals. • Planning Commission - Planning Commission members are appointed by the Mayor and approved by City Council. The Planning Commission is responsible for formulating and adopting the Master Plan and is the principal recommending body to the City Council on matters pertaining to the planning and development of the community. The Planning Commission makes recommendations to the City Council on rezoning requests, zoning text amendments, site plans, special land uses, lot splits, floodplain and wetland permits and subdivision plats. • Board of Appeals - The Board of Appeals serves to interpret provisions of the Zoning Ordinance when requested and determine when variances should be granted when peculiar Master Plan �I I I I I I I I difficulties with property make it impossible to meet the strict provisions of the Zoning Ordinance. As indicated, the City Council sits as the Board of Appeals. How Were Citizens Involved? In the course of preparing the Master Plan, the Planning Commission actively sought the input of the citizens of Lake Angelus. A community survey was sent to every household resulting in a return rate of over 80%. Two public workshops were held to report the progress of the Master Plan and seek the input of citizens on issues of concern. I I City of Lake Angelus Page3 Master Plan �II I I I I I I I I I I I I I I I I BACKGROUND STUDIES �I II I I I I I I II II II ' • B ackground Studies ensure its protection. However, transportation to the surrounding areas had facilitated growth in Pontiac and Waterford Townships, as well. Early in its history, the lake was in jeopardy of being annexed by neighboring governmental units. In order to develop a comprehensive Master Plan, an inventory of cultural and natural resources must be made. This essentially builds the "backbone" for decision-making within the City and establishes an accurate projection of what to expect in the future. The most significant event in the history and future of Lake Angelus occurred in 1929. A special Act of the State Legislature authorized "homerule" for Lake Angelus. A Charter Commission was formed. On May 10, 1930, the Village Charter was accepted by the residents by a vote of 52-0. Lake Angelus was incorporated as a Village on May 17, 1930. Historic Content Lake Angelus has a unique environmental and human history. It is not by accident that the lake and the land immediately surrounding it exists today as the City of Lake Angelus. Men and women who came to Three Mile Lake shortly after the tum of the century and citizens who have come since seeking the tranquillity of a natural environment have had the foresight and determination to preserve what they found. Many years of devoted public service, thoughtful reflection, and careful future planning continued the effort to preserve the character and natural beauty that the early citizens had perpetuated with "homerule". Fifty four years later, in 1984, by a vote of 149-4, the residents of Lake Angelus changed the form of government from a Village to a City strengthening their ability to act cooperatively in the wider community while maintaining their historic values. After the first survey of the area in 1817, lands within the present City were taken by patent from the United States in the 1830's. The area remained agricultural until the end of the century, protected from development by a lack of easy access from centers of population. The early 1900's brought fishermen from Detroit for summer weekends, the division and sale of large parcels of land, and the growth of a small community of people whose business lives were often related to the automobile which brought them to Lake Angelus. By the 1920's, residents had agreed on restrictions to govern themselves and the use of lands and waters of Lake Angelus. Subsequently, they would move Gallogly Road from the shoreline to its pres~nt course to prevent public access, acqmre Welcome Island for all to enjoy, and purchase lands to circle the lake to City of Lake Angelus Page4 Master Plan �Regional Setting Lake Angelus is located approximately thirty (30) miles north of Detroit in the heart of Oakland County. It is located north of the City of Pontiac and east of Waterford Township. With Interstate 75 only minutes to the north, residents of the City enjoy excellent access to the remainder of Oakland County and the balance of the Detroit and Flint metropolitan areas. -II OAKLAND COUNTY, MICHIGAN _,_, I I I I _.._. .... •-IICII cG- ··- ~ - - Q 8 .......... Lake Angelus _.....,. 8 ··- - Ml&UIIIIT ..... ........ - -- ---- - CW<LAND COUNTY ~ c . . . . , ................ 1Ha City of Lake Angelus Page 5 Master Plan �Surrounding Influences LEGEND A review of the Master Plans and Zoning Maps of the communities surround~ng Lake Angelus indicat~ ~actors wh1_ch may impact upon the City s lo~-dens1ty residential character. Surrounding Lake Angelus, planned and zoned land uses are as follows: o • 1 ~ ® ~ .:<>. • II I I 2 SINGLE FAMILY 3 L• . Surrounding Master Plans • VERY LOW DENSITY w w • RURAL/AGRICULTURE The majority of land around Lake Angelus is planned for single-family residential use which will help preserve Lake Angelus' residential character. • • MULTIPLE MOBI L E HOME PARK RECREATION ® Less compatible uses are the commercial areas at the 1-75 and Baldwin interchange and the light industrial use east of Baldwin Road. OFFICE. PARKING, TRANSITIONAL - ; • ,LIGHT ~~ 2HEAVY ~~ Public-Quasi Public areas are also planned to the south of the City. These facilities could include churches, schools, or governmental facilities. COMMERCIAL ~~ 3 EXTRACTIVE , MINING L~ -I : : : :,: : ... . . . I -I Surrounding Community Land Use Plans I I City of Lake Angelus Page6 Master Plan �Surroundini: Zonini: • The majority of land su1:ounding ~he City is zoned for smgle-family residential. • • 1Q ...Jg ··· A sizable area of commercially zoned property is located on the ~ast side of Baldwin Road extending from I-75 south past Lake Angelus Road. .,: , VERY LOW DENSITY SINGLE FAMILY i3 •.. 3 MULTIPLE L• • MOBILE HOME PARK z UJ Q are zoned for multiple-family residential. RURAL/AGRICULTURE 2 f- • Large areas to the south of the City ....... . ···::··· .... ... . ... .. .. . LEGEND . ,,.,, RECREATION ~ ~ -~~~ - ........ ........ ~®····· I L ..... . OFFICE, PARKING, TRANSITIONAL COMMERCIAL , LIGHT 2 HEAVY a EXTRACTIVE, MINING I I Surrounding Community Zoning City of Lake Angelus Page 7 Master Plan �II II I I I I I I I General Characteristics Population The tables to the right indicate selected 1990 U.S. Census data on population characteristics for the City of Lake Angelus. The population of surrounding communities is also presented. Key characteristics are summarized below: No. 328 % 100.00 167 161 51 49 Under 17 67 20.7 Over65 44 13.4 Pooulation Female Male * The City's population in 1990 was 328 persons * The number of males and females was nearly equal Age Distribution * The average household size was 2.69 persons in 1990 * No. 16 51 9 12 80 63 24 29 27 12 5 Under 5 vears 5 to 17 vears 18 to 20 vears 21 to 24 vears 25 to 44 vears 45 to 54 vears 55 to 59 vears 60 to 64 vears 65 to 74 vears 75 to 84 vears 85 vears & over There were 20.7% of residents less than the age of seventeen (17) and 13.4% of residents 65 and older % 5 15 3 4 24 14 7 9 8 4 1 Households by Type Total Households Familv households Households with related children Married couple HH Percent of total Livinl! alone and 65+ I Persons ner household 122 105 35 100 95.0 4 2.69 Comparative Population Lake An!.!elus Auburn Hills Pontiac Waterford Two. Orion Two. City of I.Ake Angelus Page8 328 17,076 71,166 66,692 21.019 Master Plan �Housing • II • I • II I I I I I I Housing Units & Occupancy The tables to the right indicate selected 1990 U.S. Census data on housing characteristics for the City of Lake Angelus. Key characteristics are summarized below: 1990 138 Total Units 122 There were a total of 138 dwelling units, the vast majority of which were owner-occupied. Occunied Units Owner Occupied Units % Owner Occupied All dwelling units were singlefamily detached. Renter Occupied Units 12 Over 70% of the dwelling units exceeded a value of $300,000, with a median value of $377,600. Vacant housinJ!: units 16 110 90.16 3.51 0.00 Owner vacancv rate Renter vacancy rate Units in Structure 1 unit, detached 1 unit, attached 2 to 4 units 5 to 9 units 10 or more units Mobile Home 138 0 0 0 0 0 Value of Owner Occupied Units Soecified owner-occupied units Less than $50,000 $50,000 to 99,999 100,000 to 149,999 150,000 to 199,999 200,000 to 299,999 300,000 or more Median value 97 1 5 5 1 14 71 $377,600 I I I I I City of Lake Angelus Page 9 Master Plan �II I II II I I I I I I I I I I City Facilities and Services Natural Resources Because of Lake Angelus' small size, it does not provide a great array of services. Rather, the City relies on the private sector and surrounding townships to provide its residents with the necessary services. The lake and the surrounding woodland and wetland areas define the unique character of the City of Lake Angelus and provide many areas for scenic residential development. This attractive environment had drawn people to the City and ultimately will continue to make Lake Angelus one of the most attractive places in southeastern Michigan to live. The current City Hall was built as a school house in 1917. In 1961, the hall was renovated and began to be used as a police station and meeting hall. The hall serves several community functions and is the meeting place for the monthly meetings of the City Council. The City also owns over 100 acres of public land that includes Welcome Island and property on the north and southeast comers of the City. On the southeast comer is the Hulbert Wildlife Shelter and the City Hall. The City of Lake Angelus is in the unique position of residing between two cities and a township. Fire services are provided by both Waterford and Orion Townships. The City employs its own professional police department. Individual wells and septic fields serve the majority of residences within the City. There are a few homes connected to central sewer and water services provided from adjoining municipalities. Remaining utilities are provided as follows: electricity is supplied by Detroit Edison, telephone services supplied by Ameritech, and natural gas provided by Consumers Power. The City also has the availability of cable television service. The City of Lake Angelus lies within two different school districts, Waterford and Pontiac. The protection and preservation of the City's special natural features is vital to maintaining the character of the community. The significance of the City's natural resource features are explained below. Topography The City's topography is quite dramatic and picturesque. On the northern side of the lake, slopes are steeper and more predominant. On the southern side of the lake, the relief is less dramatic and lowlands are more frequent. The highest elevation in Lake Angelus is 1060 ft., found at the City's most northeast comer near the intersection of Lake Angelus Road and Baldwin Road. The lowest elevation in the City is the lake's shoreline, an elevation of 950 feet. Wetlands Lake Angelus does not have an abundance of wetlands within the City limits. There are several small wetland areas scattered throughout. In the northeast corner, near the McMathHulbert Observatory, the largest wetland site measures almost 13 acres. Water Resources Lake Angelus is the first in a chain of lakes including Mohawk Lake, Wormer Lake and the larger lakes like Loon and Oakland, which ultimately lead into the Clinton River. Land to the north of Lake Angelus drains into the lake through groundwater runoff and small streams. City of Lake Angelus Page JO Master Plan �0 a, D a, :, -,.-.-----, .g "' Costa Mesta c 0 Waterlord Township Fire District ANGELUS Orion Township Fi re District FIRE SERVICE DISTRICTS City of Lake Angelus Oakland County, Michigan r City Owned Property Outside City limits o 200 400 eoo-----,~ii Carlisle Associates, Inc. Community Planners and u,ndscape Arc:tlltCCIS /WI Alba<. Mic:tlioan �-I I I I I I I I I I Properties to the south also drain into the lake. There are also a number of springs feeding into the lake. In the 1930's, a dam was reconstructed to control the lake levels. Woodlands The City of Lake Angelus has deciduous woodlots ranging from just a few acres to over a hundred acres. In the southeast corner of the City, there is a large lowland hardwood woodlot that covers almost the entire comer of the City south of Gallogly Road. Spread through the eastern half of Lake Angelus, are larger upland hardwood lots. The City of Lake Angelus is fortunate to have such wooded and environmentally beautiful features. These amenities have time and time again attracted people to the area, and continued efforts to preserve the environmental features is a primary goal of the City. City of Lake Angelus Page 11 Master Plan �\ ... _ _t '--... \)r--~-·~ - w- / I ' ' 10 l"" - lr3: ■ \.,, . ( :.I # ,:;; • ft •• -.::::::---■- . • •••• II II I I I I I I I I II I I II ,,_.,. _. ..,, .- ~ r-> ~, I. ' .... I;•> G ~ \ 1---l :~ ~- tr d.'.._ '._ .. . ,' :-- .---1 ~ . ~~ ./ / C) ' ' \{) 10) .. ' .:[ ~ ' ;} ., . • ) ' c::::, ' J \ ~ .. .. City ofuike Angelus Page 12 Master Plan en 0 z ~ 0 0 ~ �(/J z u, C "' 0 :, <U .Q> ~ Cl.C ~~ <( 0 j?- ~ 0 ...J o5 0 z 3: ...J <( cc w z II w • • •I (9 I ~ ~ l ]!;,0 ::i . Iw =Ip ill ~ J Bi 32 0 "' 3: . § "2 § .c § ii: I <Ii :i ;,; 11 ~ ~ peo~ Ui"'Plta I I I I I eo )(J8M8N ., I I I I I I I :I I I _____________ __jI • City of Lake Angelus Page 13 Master Plan �Transportation Primazy and Local Roads The following describes transportation serving the residents of Lake Angelus. Primary roads are established by, and the responsibility of, the Oakland County Road Commission upon approval of the Michigan Department of Transportation. By designating a road as part of the County Primary System, State and Federal weight and gas tax revenues can be obtained for maintenance. All public roads not classified as interstate, state or primary roads are local roads. Interstate Access The City of Lake Angelus is located only one-half mile to the south of Interstate 75. Railroads II Ill I I There are no rail lines located in close proximity in the City. Baldwin Road, Lake Angelus Road and part of Gallogly Road are maintained by the Road Commission of Oakland County. The remaining portion of Gallogly Road is maintained by the City of Pontiac. Within the City limits, every other road is private. In Table 1, the breakdown of each road is given and length and surface supplied. Airports General aviation services are available at the Oakland-Pontiac Airport. Detroit Metropolitan Airport and Flint Bishop Airport, both located within an hour's drive, provide commercial aviation services. TABLE 1 Cl~ification Length Surface Baldwin Public 1 mile Hardtop Gallogly Public .70 mi. Gravel Lake Angelus Shores Private 1 mile Hardtop Lake Angelus Lane Private .45 mi. Hardtop Lake Angelus Road Public 2 miles Gravel Sleepy Hollow Private .20mi. Gravel Rip Van Winkle Private .30mi. Gravel Gray Woods Lane Private .5 mi. Gravel Private Drive Private .4 mi. Hardtop/gravel Road I I City of Lake Angelus Page 14 Master Plan �• ••· •II I I -I Economic Base Existing Land Use The City's tax base is primarily provided by residential use. Commercial and industrial uses surround the City, but there are no such uses within the City. SEV has increased in the last six years . This rise in assessed value corresponds with a subsequent rise in all of Oakland County. Table 2 demonstrates the total State Equalized Value (SEV) for the last six years. Table 2 State Equalized Value Year 1988 1989 1990 1991 1992 1993 Value in dollars Annual Increase 17,240,700 19,116,160 22,307,100 26,311,250 26,971,000 30,915,900 11% 14% 15% 2% 15% The City of Lake Angelus is a residential community. Except for the northeast and southeast corners of the City, the majority of the remaining land is single family residential. An inventory of the existing land use includes the following categories: Sin~le Family Residential Use includes improved parcels having a single family residential dwelling unit. Scientific/Educational Use includes improved land parcels and facilities which are held by private owners and are used for either research or educational purposes. The McMath-Hulbert Observatory is included in the scientific and educational category. Open Space/Recreation Use includes public and private land parcels, either improved or unimproved, used for nonintensive recreational activities. Source: Oakland County Equalization Division Vacant land includes privately owned land that is not currently being put to an active use. ~ I includes Lake Angelus. TABLE 3 Land Use Breakdown Land Use Classification Acres % Single-Family Scientific/Educational Open Space/Recreation Vacant Water TOTAL 388 9 179 50 440 1066 36 1 17 5 41 100 City of Lak.e Angelus Page 15 Master Plan �II "I I -I I -I I • '• GOALS AND POLICIES �IG lloals & Policies Introduction •I • The City of Lake Angelus strongly believes in the goals and policies contained in this section and adopts them as a part of its Master Plan. Goals, policies, and planning strategies formulated by the community establish the framework for public and private decision-making. Goals reflect the broadest of human needs and establish the desired end results of the planning process. 4. Study the creation of a natural conservation buffer surrounding the City through the preservation of open space on private property and City-owned conservation areas. 5. Promote governmental communication and enforcement of City ordinances and amendments. Policies While goals tend to be general in nature, policies set forth a particular approach or position concerning various issues related to land use, transportation, and natural resources. These policies are the essence of the Master Plan and reflect an overall strategy for local development. Clearly defined statements of policy can go far to minimize arbitrary decisions and substantiate intelligent, objective decisions. Policies broaden the scope of the Master Plan beyond just a series of maps. Residential Development Community Character and Policy 1: Maintain and enhance the unique character of Lake Angelus as a place to live and enjoy leisure time. 1.1 Ensure that new development and the redevelopment of existing land uses promotes an image that is compatible with the existing character of the community. 1.2 Maintain mature trees and historic structures as an important element in defining community character. 1.3 Discourage the conversion of open space into more intensive uses. 1.4 Prohibit public lake access to ensure that future usage of the lake does not deter from its character. General Planning Goals The following general goals set forth the desires and aspirations of the community: I. Promote the protection of Lake Angelus and its shorelines, wildlife, natural streams, wetlands, and wooded areas. 2. Allow future development that is compatible with riparian, lowdensity residential development. 3. Manage growth at a rate which does not damage the natural features, resources and existing development patterns. City of Lake Angelus Policy 2: Low density land use shall be promoted due to existing infrastructure, existing land use patterns, and the natural capacity of Page 16 Master Plan �II I II I I I I II I II the land to development. support 2.1 Single Family Residential is planned for areas where it is desirable to maintain existing low density development patterns to mitigate impacts on natural resource conditions, utility systems, and roads. 2.2 City-owned property around the perimeter of the City is planned for Open Space/Recreation land use and is intended to provide permanent open space. Protection and preservation of these areas will ensure maintenance and enhancement of the natural characteristics of the City while at the same time broadening recreational opportunities in appropriate areas. Policy 3: A compatible relationship between land uses shall be promoted by providing appropriate land use transitions and safeguards to minimize the potentially negative impacts on roads, adjacent land uses, utilities and the environment. 3.1 3.2 3.3 neighboring areas from noise and visual intrusion. new Encourage well designed architecture and landscaping which uphold the high quality image of development within the community. The planning of new residences shall provide for the preservation of existing trees, wetlands and open space areas and other scenic features for the passive enjoyment of the neighborhood residents, and, where possible, for the visual enjoyment of the City as a whole. 3.4 Utilities and Services Policy 4: Only the utilities and services required to meet the needs of City residents shall be provided. 4.1 Priority shall be given to the evaluation of septic fields and well systems for safety to its users and the environment. 4.2 Sewer and water service shall be developed based upon evidence of cost-effectiveness and environmental benefit to the lake and its water quality. Roadways Policy 5: The natural beauty of the roads within the City shall be maintained to protect the natural character of the City. 5.1 Expansions or improvements to roads will be discouraged if they prove detrimental to the character of the community. 5.2 The extension of Telegraph Road north of Walton is opposed due to the potential detriment to the character of the City. 5.3 Roads within the City will be maintained and improved in an effort to enhance the natural character of the City and in accordance with the Natural Beauty Roads Program. Ensure the appropriate trans1t1ons are provided . Transitions include screening measures to protect City of Lake Angelus Mitigate the impact of new development on roads within the City and natural features by encouraging the use of combined drives to serve adjacent properties. Page 17 Master Plan �Natural Resources and Open Space Policies Policy 6: An integrated open space system consisting of City-owned property and private scenic easements will be studied. The integral elements of the open space system include wetlands, woodlands, floodplains and steep sloped areas. 6.1 The open space plan should be considered in its totality as a combination of privately and publicly owned properties. 6.2 City-owned property is a principal element of the open space plan. It should be utilized to its maximum potential as a conservation resource for the community, consistent with its natural beauty and capabilities. Integrated with the City-owned property is privately owned property which would be voluntarily dedicated to open space preservation. 6.3 Policy 7: The protection and enhancement of wetlands, woodlands, ground and surface water resources, drainage systems and open space shall be a key consideration in land use and development decisions. 7 .1 One of the highest priorities is to preserve previously undisturbed wetlands in their natural state. 7.2 Poor soil areas, such as wet, organic soils, should be retained in their natural condition, and integrated with the planned open space system. The open space system and storm drainage system should be integrated so as to utilize natural water storage areas, and to utilize natural drainage corridors as a means of conveying storm water runoff to the Lake or other discharge areas. City of Lake Angelus Woodland Woodlands conservation is important to protect water, soil and air quality, mitigate noise pollution, moderate local climate and storm hazards, preserve wildlife habitats, and preserve aesthetic values and community beauty. Development which is permitted in and around wooded areas should be planned, constructed, and maintained so that existing healthy trees and native vegetation are preserved. This is especially critical along the shorelines of Lake Angelus. The objective should be to preserve native trees rather than to rely on removal and subsequent replanting. The diversity of woodland areas should be protected to ensure the long-term stability and variety of the species preserved. 6.4. Flood hazard areas and wetlands should be incorporated into the open space system. 6.5 Wetlands - The protection of wetlands is essential to the preservation of water quality, stabilization of stormwater runoff, promotion of groundwater recharge and provision of plant and wildlife habitats. Page 18 Master Plan �7.3 I -I I I I Groundwater resources Groundwater recharge areas replenish water levels in underground storage areas and supply water to lakes, rivers and streams. Because the City has no sewer or public water system, the protection of the groundwater resources is vital. Faulty septic fields could pollute the groundwater and directly effect the individual wells the City relies on for water. Since groundwater resources extend beyond City boundaries, County and regional cooperation will be necessary to effectively manage this problem. Policy 8: An effective working relationship between the City and surrounding communities should be promoted. Planning issues which are integral to the discussion between the various bodies should include: • Promote communication and enforcement of City ordinances. • Involvement ancl cooperation with individual citizens, and citizen groups, shall be encouraged by the City at all levels of the planning process to insure the inclusion of a comprehensive range of community values and priorities. Groundwater resources should be protected from pollution. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation essential to the water holding characteristics should be preserved or, where necessary, enhanced as part of a development program. 7.4 • Provisions shall be made for citizen education and involvement in all issues involving or relating to the creation of, or revision to, general City planning and land use policy, by means of public education workshops in addition to whatever public hearings may be required by law. Drainage systems - The protection of soils, woodlands, and wetlands within a watershed and proper management of land use and development are essential to the proper management of storm drainage. Natural vegetation and topographical features along drainage corridors and the lake shoreline should be preserved. Uses along the shoreline should be restricted to those which minimize topographical disturbance leading to increased runoff, sedimentation and degradation of water · quality. Government Policies City of Lake Angelus Page 19 Master Plan �-II II •II I II I I I I I I II II II II ' PLANNING STRATEGIES �p lanning Strategies Introduction OPEN SPACF.IRECREATION Planning strategies, represented in both graphic and narrative form, identify the manner in which goals and policies are to be implemented. I I I I I Areas designated for Open Space/Recreation include public lands and buildings which are devoted to recreation or conservation use. Land Use Plan Land designated for Open Space/Recreation is intended to provide recreation and open space systems which preserve and enhance the character of the City. Protection and preservation of these areas will ensure maintenance and enhancement of the natural characteristics of the City while at the same time broadening recreational opportunities in appropriate areas. The Land Use Plan Map, (Map 1) provided on the following page, serves as a graphic representation of the City's goals and policies. The Land Use Plan Map is not a zoning map, but rather a generalized guide to the desired future land use patterns within the City. In the course of preparing the plan, the following factors were considered: existing development patterns, demographic trends, regional influences, natural resource conditions, and street patterns. Land Use Plan Definitions The following defines the intent of each land use plan category: Concepts and Strate~ies The following describes key features of, and the rationale behind, the Land Use Plan, by category: RESIDENTIAL LAND USE SINGLE-FAMILY RESIDENTIAL This category provides for Single Family Residential and is planned for areas compatible with existing low density development patterns. Such areas are planned as low density in order to mitigate the impact on natural resources, roads, and utilities. SCIENTIFICIEDUCATIONAL The future character of the City depends on protecting areas for residential development and maintaining existing neighborhoods. Policy 2 establishes single family residential use in areas where it is desirable to maintain low density to minimize the impact on natural resources, utilities, and roads. Low densities are planned to protect an extensive natural system associated with Lake Angelus. This category provides for land and facilities which are used for either research or educational purposes. City of Lake Angelus Page 20 Master Plan �"O Ill 0 C .. ...-....·. a: .c .. __J 0 a: □ Residential 0 a, .0 a, ::, 0 +"''------; -~ c 0 II Scientific/ Educational / / =Open Space I / /D Recreation .. MOHAWKU<. J) LAKE ANGELUS LAND USE PLAN Map 1 City of Lake Angelus Oakland County, Michigan 200 400 eoo 1600 ii CaJ1isle Associates, Inc. City Owned Property Outside City Limits Community Planner.; and Landscape Arehitects Arln Arbo<, Mich193n City of Lake Angelus Page 21 Master Plan �SCIENTIFIC I EDUCATIONAL AND OPEN SPACE I RECREATION LAND USE • • • • • • • • • • • • - The designations of both Scientific / Educational and Open Space/ Recreation in the Land Use Plan are confined to areas which are currently used for those purposes. However, additional discussion regarding the preservation of open space is provided under the Recreation and Open Space Plan. Recreation and Open Space Plan Open Space/Conservation A key element of the Master Plan, as outlined in Policies 1 and 6, is the integration of natural resources and features into an open space system. There are other portions of private properties that may be significant wetlands and woodlands in which this same concept is employed to form a permanent open space network. The various mechanisms available to the City and its residents will be discussed more fully in the Implementation Strategies section of this report Recreation The remainder of the City property 1s to be planned for passive recreation purposes. Passive recreation refers to those activities that can be done by people individually and are done leisurely rather than competitively. The properties included are: Map 2 represents the Conservation Plan which incorporates the following: • 47 acres south of the City boundary in Pontiac • Welcome Island • City Hall Property • Hulbert Wildlife Sanctuary • 4 acres located west of Sleepy Hollow These areas should remain undeveloped and preserved in their natural state. This will promote Lake Angelus' scenic amenities and preserve its uniqueness. • Staff-Wildlife Sanctuary • 97 acres located south of Lake Angelus Road and immediately west of Baldwin Road It is not the intent that these areas be developed for active recreation purposes . With proper planning, the following areas can provide recreational uses for the City while preserving the natural character. The Staff-Wildlife Sanctuary (Map 3) will provide a simple nature walk to give residents exercise possibilities while still maintaining the Sanctuary's natural setting. The second recreation site would be approximately 97 acres located in the northeast corner of the City. Possible amenities of the site could include: • Boat storage area The Lake Angelus Shores outlots and dam site should continue to be preserved in compliance with their original intent • Nature walk • Picnic area In addition to the preservation of publicly owned property, the creation of a conservation corridor or "green belt" around the City would greatly contribute to protecting the image and character of the community. Essentially, the corridor would be a strip of land of varying width which would be voluntarily preserved from disturbance by the property owner. • Parking • Sled hill City of Lake Angelus Page 22 Master Plan �·-·---····· g ~ i :i,,. ~ "'i::" c..·---. .__) V ] s- ·7 (,...,·· j /- ~-=- "" ~ &-1 7 I 7 1"' t::: ) MOHA' LAKE ~ . /\ ·~ I C' U z-z~ la I I POTENTIAL GREENBELT ANGELUS CONSERVATION PLAN Map2 f., City of Lake Angelus Oakland County, Michigan ~ ~ § r£1-L ii .,.. City Owned Property Outside City Lim"s ~.-.odll-N:. ():rmuwty f'Wnln WIid ~ ~ IWIN'Oof, lolc:HgM �____________ _ , 0 ~ ~ .. i m ),. ::s 00 "'i: "" ---.: Nature Trai \ ,,, ... ~ -~ \ L. --.._ ,,, ? ~ ,, I - -- -. -••,.;---""">~~,~q+e ~-, ~ ' ,_, \ I ,, ~ ~.,"'• --~,_ ,~ ',.',I / I I III I' I ,..,._~ .__ \ - f.., ~ [ •••••- . ; 7 -----I\ '\ I I ''•••••-•• I ,_ I,._.., ___ _ .. ·ty property . l'nk Possible 1 to other c1 ~Map3 City of Lake Angelus Oakland County, Michigan Carlisle Assoclales, Inc. Communily Planners and Landscape Architects Ann Arbor. Michigan �,_,_ --- -- ......... Q LAK:~=~~:A~,------l\ ~ ,sa. ~ ~ ~ ::I -..., Oo EX. VEGETATION ~ I:: / . .,,,,,,,. - - - - III ,,.,,,,, ,,.- I I p I r ® / \ 'I n l ......... ~ II ~ I 0 l ~l•v k\ I ----------1 \__ 0 I 0 <( 0 a: 0 z ~ g <( co I ( --· N v, EX. TENNIS COURTS RECREATION PLAN EX. STRUCTURES ----f ~ -, [ •® 0 ® PATHWAY SYSTEM PICNIC AREA Map4 MITIGATED WETLANDS BOAT STORAGE City ol lake Angelus Oakland County, Michigan PARKING SLED HILL ~ ii -=--=-...::..: --.~ �These amemttes are demonstrated on Map 4. The changes were suggested after reviewing the citizen survey and development potential with the environmental features in mind. They were designed to give the City a place to gather and enjoy leisure time while, at the same time, preserving Lake Angelus' scenic character. I I I I I I I • • • Roadway Plan The City of Lake Angelus has several major transportation concerns: the scenic preservation of Gallogly Road and Lake Angelus Road, and; the expansion of Telegraph Road and other major arterials around the City. The expansion and extension of Telegraph Road north of Walton Boulevard would have a major effect on the City of Lake Angelus. Extension of the road to connect to Gallogly Road is unacceptable to the City for numerous reasons. Any Telegraph Road extension to connect with Gallogly Road would greatly increase traffic through the City and thus detract from the residential setting of Lake Angelus. The extension would also ruin the natural environment along Gallogly that is so important to the City's residents. The City is committed to the protection of its roads because they are so vital to the City's character, natural beauty and appeal. The preservation of natural character along Lake Angelus Road and Gallogly Road is vital. Improvements, if any, should be done in a manner that minimizes disturbances along these corridors. The Natural Beauty Roads Act establishes guidelines for the protection of roads of these types and could provide useful guidance to the City. City of Lake Angelus Page 26 Master Plan �-I I I I I I I I I I I I IMPLEMENTATION STRATEGIES �I I E z -. ◄ 0 0 ~ . 111::,--! "',!!!-!~=-i;,r==~ ANGELUS I I I I I I I I I I / GELUS LAK[ ·LAKE A ANG[L 115 . (] * ANu[ L 115 Map5 -••• City of Lake Angelus Oakland County, Michigan ii Scenic Road Corridors Proposed Telegraph Extension ~Aasocull!S.lnc. Convnulwly ~ and Landscape Altnhect:I NV> M>o<. Ulc!,IQan City of Lake Angelus Page 27 Master Plan �I I I I I I I I I I -I -I ' mplementation Communication between the City and various communities and agencies will greatly enhance the Plan's effectiveness. Section six of the Municipal Planning Act requires that a Planning Commission prepare a Master Plan as the official policy making document regarding land use decisions. Implementation of the Plan is an incremental process, requiring cooperation between the public and private sector. Master Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures which make citizens more aware of the planning process and the day to day decision making which affects implementation of the Plan. A continuous program of discussion, education and participation will be extremely important as the City moves towards the realization of the goals and objectives contained within the Master Plan. In an effort to implement the City Master Plan, several key tools are presented in the following text. City Governmental Policies The Master Plan is the official policy document regarding the development of the community. It establishes a series of goals toward which the entire community can work. The Plan establishes the foundation against which public and private development proposals can be measured. Too often, local officials and citizens find themselves in a reactive role to development proposals within their community. Without a firm base of information, communities must either accede to development pressures or be criticized for arbitrary denials. In addition, decisions regarding public programs and projects are often made incrementally and not related to any overall concept. Plan Updates This plan should not become a static document. Circumstances and conditions may change that influence the policies embodied in the Plan. The City Planning Commission should attempt to reevaluate and update portions of it on a periodic basis. The Planning Commission should set goals for the review of various sections of this Plan on a periodic basis. Implementation Tools Intergovernmental Cooperation Zoning- 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 can also serve additional purposes which include: In an effort to make the Lake Angelus Master Plan more effective, coordination between governmental units must be promoted. The future of Lake Angelus will be influenced by the decisions of communities which surround the City and of agencies with responsibilities that supersede those of the City. Lake Angelus officials must not only be aware of City-wide issues and concerns, but they should also be aware of issues surrounding the City that could affect it. City of Lake Angelus 1) Promoting orderly growth in a manner consistent with land use policies and the Master Plan. Page 28 Master Plan �2) Promoting attractiveness and variety in the City's physical environment by providing variation in lot sizes, etc. I I I I I I I I I 3) Guiding development away from undesirable areas such as wetlands and current City-owned open space. 4) Preserving and protecting existing land uses until such time as they may change in accordance with the Master Plan. The zoning ordinance and official map, in themselves, should not be considered as the major long range planning policy of the City. Rather, the Master Plan should be regarded as a statement of planning policy and the zoning should be used to assist in implementing that policy. Conservation Greenbelts A "greenbelt'' is a contiguous, interrelated open space buffer either surrounding or intertwined within an entire community. The purpose of the conservation greenbelt would be to maintain a "green ring" of open space around the City that would preserve the natural character of the community. The resources protected in a greenbelt may include drainage courses, wetlands, wildlife areas, and woodlands. The preferable method of establishing the conservation greenbelt is through the use of private voluntary techniques. The following recommendations are made to develop a successful and complete conservation greenbelt and open space program. Special Purpose Ordinances - Control of land use activities need not be confined to the Zoning Ordinance. Special purpose rules and regulations often complement the Zoning Ordinance and make it more effective. The following special purpose ordinances have already been adopted by the City of Lake Angelus, but should be reviewed to ensure compatibility with the Master Plan. • Develop programs around a clear vision of the future. • Rely on voluntary efforts on the part of affected property owners. • Build strong community support. • Document and publicize benefits of open space preservation. • Think and plan on a communitywide level. Wetlands Protection Ordinance Water Quality Lot Split Ordinance For the majority of residents, the lake and its surrounding environment is the very focal point that attracted them to the City. Its protection for the residents of the City, whether present or future, is a vital part of the Master Plan. Efforts to protect the lake would benefit: Water Quality Board Ordinance Nuisance Ordinance These ordinances along with future ordinances, will prove to be important tools for regulating growth and development in the City. City of Lake Angelus Page 29 • fish and wildlife habitat • ecological processes • scenic and recreational activities Master Plan �I I I I I I I I I I I I I I I I I 'I A relationship between land use and water quality is evident. The emphasis on water quality protection programs is changing to focus more on lands next to the lake and within its watershed boundary. To preserve and improve the lake's water quality, the following are strategies that could be used: • Develop a buffer zone around the lakes' shoreline. Within this boundary, vegetation removal would be monitored and restricted where applicable. • Reduce land disturbances on steep slopes. This would reduce erosion, pollution from stormwater runoff and sedimentation. • be considered. Since disturbances along the designated roadways are limited, improvements may be restricted. City Recreation Space Scenic and passive recreation space for the residents of Lake Angelus is an important asset to the community. Plans for the Staff-Wildlife Sanctuary and the Recreation Property located on the northeast comer of the City preserve these natural areas while allowing pedestrian access and enjoyment. It is the intent of the Recreation Plan to improve the two parcels for the community's enjoyment, while maintaining the scenic beauty of both sites. Improvements to both sites, as illustrated in Maps 3 & 4 would accomplish two important things: Eliminate the use of lawn fertilizers and pesticides that flow into the lake. To accompany this, an education program should be developed to inform citizens what fertilizers and pesticides are safe to use. • Continue to study and monitor the water quality. • Monitor the impact of waterfowl population and evaluate measures to reduce impacts. Natural Beauty Roads Stretches of a road with unique environmental and scenic characteristics can be protected by designating them "Natural Beauty Roads" (P.A. 150 of 1970). Guidelines have been established by the Department of Natural Resources to protect native vegetation along those natural beauty roads from destruction by such things as: spraying, dusting, salting, cutting, or mowing. Trees may be trimmed or cut, but sound forestry practices must be exercised. If natural beauty road designations are proposed in the City, the impact the designation may have on future service provisions should City of I.Ake Angelus • Maintain the scenic quality of the parcels. • Provide a place for citizens to exercise and congregate. Improvements could be achieved at a minimal cost to the community, while enhancing the City's character. This Plan would set a precedent for future development of the remaining Cityowned parcels and promote a land use concept that demonstrates scenic conservation and recreational use. The improvements to the two parcels are as follows: Staff-Wildlife Parcel • Page 30 Create a scenic pathway that winds through the Wildlife Sanctuary. The path will accommodate walkers during the summertime and cross-country skiers in the winter. The path will be approximately one mile long with benches at various points along the pathway. Master Plan �I I I I 97 Acres in N.E. Corner • Grade and gravel the existing parking to accommodate 15 to 20 vehicles at a time. • Create scenic pathways through the site. As with the StaffWildlife Sanctuary, the pathway should be of sufficient width to accommodate walkers and crosscountry skiers. Trail benches would be placed at various points for seating. • I I I I I I I I I I I I I • Maintain the picnic area. The picnic area will consist of picnic tables and barbecue grills. This area will give the residents of Lake Angelus a place to congregate while they play tennis or use the pathways. The picnic area could also be used for private parties through arrangement with City government. Direct access from the picnic area to the pathway would be available. Planning Specifically review the Zoning Ordinance to determine if zoning district regulations and standards are consistent with the Master Plan. • Review Wetlands Ordinance to determine compliance with recent revisions to State legislation regulating wetlands. • Consider alternative methods to protect woodlands and regulate shoreline clearing. Begin studies of various alternative methods to promote conservation buffer (i.e., scenic easements, etc.) • Create a better delineated outdoor boat storage area. This area would allow residents to store their boats in the winter and also give them a place to put their trailers in the summer. Future Tasks • • Continue studies of lake water quality. Expand to consider ground water quality education program for citizens. • Prepare specific plans for Cityowned property if intent is to develop these properties in accordance with Master Plan sketches. • Consider regulating major changes in topography and earth movement Commission After adopting the Master Plan, the Planning Commission can utilize the following list of tasks to begin the implementation process. While the list may not be exhaustive, it outlines many areas of priority. • Review all ordinances related to land use and development to determine consistency with the goals and policies of the Master Plan. City of Lake Angelus Page 31 Master 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 Lake-Angelus_Master-Plan_1990s Creator An entity primarily responsible for making the resource City of Lake Angelus Planning Commission, City of Lake Angelus, 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 City of Lake Angelus Master Plan Description An account of the resource The City of Lake Angelus Oakland County, Michigan Master Plan was prepared by the City of Lake Angelus Planning Commission with the assistance of Carlisle Associates, Inc. circa 1993. Subject The topic of the resource Master plan reports Lake Angelus (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/a43e31f21ff6e87fc2965d58e49fd112.pdf 0097a05845e629fa6dab3f0e431f3776 PDF Text Text Trumbull Rd N Shimek Rd Cemetery Rd lli Su nR va Bohemian Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! !!! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 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Sullivan Rd Darga Rd Valley Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! E ! Kasson Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! E Traverse Rd Ruthardt Rd Davis Lake Rd LEGEND ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! S Tower Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Kasben Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! S Maple City Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Newman Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! S Coleman Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Fritz Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Armstrong Lake Rd Gilbert Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! d en R ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! b Kas ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Pierce Rd d R ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! d ak R itz Fr ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! inger R d Nov Bloswick Rd ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! E Bell Bright Rd Nash Rd 0 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Maple St d W Burdickville Rd W Burdickville Rd Rd Run r a Ced ZONING MAP N KASSON TOWNSHIP LEELANAU COUNTY, MICHIGAN 2009 MAP FOR REFERENCE PURPOSES ONLY Data provided by Kasson Township Prepared by Leelanau County Planning & Community Development - 0 0.5 1 WM Kilometers 2 IN 0 0.5 1 2 Miles 3 � 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 Kasson-Twp_Zoning-Map_2009 Creator An entity primarily responsible for making the resource Leelanau County Planning & Community Development, Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2009 Title A name given to the resource Zoning Map Description An account of the resource The Zoning Map for Kasson Township was prepared by Leelanau County Planning & Community Development in 2009. Subject The topic of the resource Zoning--Michigan Zoning--Maps Kasson Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/73b67f2192746abf5e90f1b9e9fe4970.pdf be1e6bba3e8babbe01b6a0145ed2a2ef PDF Text Text KALKASKA COUNTY MASTER RECREATION PLAN Submitted to: Robert L. Couvreur Recreation Services Divisi State of Michigan Dept. of Natural Resour~eE August 1985 Approved: October 1985 MDNR �I LETTER OF TRANS~ITTAL FROM: Kalkaska County Parks & Recreation Boa 1 Kalkaska, Michigan 49646 DATE: January 8, 198,5 TO: Kalkaska County Board of Commissioners The Kalkaska County Parks & Recreation Board hereby submits the attached "Community Recreation Plan" for review and consideration for adoption by the Kalkaska County Board of Conmissioners. Upon adoption the Plan will be filed with the Department of Natural Reosurc~s, the Northwest Michigan Regional Planning and Development Commission and the County Planning and Zoning Board. The Plan will be subject to future review and update as deemed necessary by the Kalkaska County Board of Commissioners. Chairman of the Board ~ /~- ~~,1 ~ (;Ji_~ �RESOLUTION Adoption of the Kalkaska County Recreation Plan WHEREAS, The Kalkaska County Parks & Recreation Board was organized as an advisory body to the Kalkaska County Board of CoITTTiissioners, and WHEREAS, The duties of this body shall be to develop a County Recreation Plan, and WHEREAS, With this authority the Kalkaska County Parks & Recreation Board has completed and submitted for review and adoption the Kalkaska County Recreation Plan, NOW, THEREFORE, BE IT RESOLVED that the Kalkaska County Board of CoITTTiissioners go on record as adopting the above stated County Recreation Plan. Adopted:_~J=an=u=a=r~y........,8~t=h~.~1~2~8~S_____ Moved by: Michael Cox Supported by,: __E_l_"'_i_n_H_al_l_______ Attested by:~.1...:.:=.,,.,1--......:,w~~=--;,~'...!--- ' "------ STATE Of ~ll CH J GAN) ) COl!NTY OF KALKASKA) Patr Clerk I, Patricia Rodgers, Clerk of the 46th Circuit Court of the Count y of Kalkaska and County Clerk of the County of Kalka~ka, do hereby CERTIFY that the foregoing is a true and correct copy of the origi thereof on file in my office. Signed ·and sealed at Kalkaska, Michigan this �INDEX Page Introduction and Purpose ••••••••••••••••.••••••.•••.••••• 1 Comm u nity Description .•••••••.••••••••••••••.••••..•••••• 3 Characteristics : Population •••••••••••••••••••••••••••••••••••••• 5 Age ••••••••••••••••••••••••••••••••••••••••••••• 6 Transportation •••••••••••••••••••••.•••••••••••• 7 Water Resources•••·•••·•·•·••·•·•····•····•·••·• 8 Forest Resources·••··••·•·••••··••·•·••••··••••· 9 Recreation Inventory •••••••••••••••••••••.••••••••••••••• 13 Administrative Structure ••••••••••••••••••••••••••••••••• 31 Recreation Deficiencies •••••••••••••••.•••••••••••••••••• 34 Short Range Goals & Objectives ••••••·····•••••••··•••i··•39 Long Range Goals & Objectives ••••••••••••••••••••••••••• 56 Action and Financial Program ••••••••••••••••••••••••••••• 58 �l KALKASKA COUNTY RECREATION PLAN INTRODUCTION AND PURPOSE �r-- ... 2 KALKASKA COUNTY RECREATION PLAN INTRODUCTION ANO PURPOSE The County of Kalkaska is situated in the northwest portion of Michigan's lower peninsula, an area noted for it's recreational opportunities both public and private. The majority of Kalkaska's land holdings, at present, reside in the public domain. This factor, and the realization that this county's population has more than doubled, places a high priority on the importance of recreation and the quality and quantity of re·c reation presently being provided to the residents. The cause for the population increase has been the discovery of oil and natural gas in Kalkaska County. Following this discovery, came energy exploration and development, providing a substantially stable economic base for which the county has nurtured and enjoyed. The purpose of this plan, therefore, is to ensure that ade~uate, responsible attention is given to the recreational needs of persons who have chosen to reside here, as well as those choosing to vacation here. This is to be accomplished through both facility design, construction and maintenance, and planned recreational offerings. Special attention must also be placed on the fragility of the natural resources and efforts which must be made to protect these resources. This plan addresses the particular needs of Kalkaska County and the measures which must be undertaken to alleviate the deficiencies and to expand the leisure offerings. The basis for the recormiendations made herein result from a survey conducted by the Kalkaska County Economic Development Corporation during the summer of 1983. 324 Kalkaska residents were randomly selected for participation in a telephone survey, in which they were asked 13 questions concerning recreation deficiencies and highlights. These results, and responses from the local governmental units within the county, form the basis of the recormiendations for improvements. �., 3 ,.. •. COMMUNITY DESCRIPTION -- �4 _... ( COMMUNITY DESCRIPTION In the 1970 1 s, Kalkaska County was named Hichigans fastest growing county in population, income, employment, and new business. evident when census data is compared. This statement becomes In 1970, Kalkaska County had a population base of 5,372 while a short ten years later the county's population more than doubled to 10,952. That is a 104% positive change in Kalkaska county's population growth. What brought about this rapid transformation in an otherwise rural, Northern Michigan community? The oil and gas industry. It is not an accident that the oil and gas industry decided to build in Kalkaska. The Niagaren reef is 100 miles long in the north and spans more than a dozen fine_ Northern Michigan communities. The strategic location of Kalkaska with reference to rail transportation', highways, and the Traverse City Airport were important economic factors, along with the proximity of the routes of the oil and gas pipelines. Along with being one of Michigan's largest oil and gas centers, Kalkaska county is also a prime recreation location. It is crossed by 273 miles of fishing streams, dotted with 86 lakes, houses over 75,000 acres of public land, and is within one hour of 21 downhill and cross country ski resorts which makes this area attractive not only to full-time residents, but also to seasonal residents and transients. 7 �i1 5 I POPULATION CHARACTERISTICS POPULATION GROWTH * Percent of Change LOCATION 1970 1980 Kalkaska County 5,372 10,952 104.0 Bear Lake Township 186 433 132.8 Blue Lake Township 238 300 26.1 Boardman Township 310 903 191. 3 Clearwater Township 884 1,531 73.2 Coldsprings Township 321 942 193.5 Excelsior Township 232 580 150.0 Garfield Township 214 366 71.0 Kalkaska Township 1,964 3,544 80.4 136 241 77. 2 1,475 1,654 12.1 Oliver Township Village of Kalkaska POPULATION PROJECTIONS ** Location Kalkaska Countv * Source ** Source 1990 1995 2000 15,300 17,900 20,600 - 1980 Census of Population - 1979 Michigan Statistical Abstract �6 AGE DISTRIBUTION 1980 0-4 Years 5-14 Years 15-24 Years 25-44 Years 1,466 2,919 2,644 4,427 65+ Years 45-64 Years 3,108 . . - ~- . KALKASKA COUNTY 2,019 - · - 46 81 80 138 190 100 Bear Lake 19 29 313 128 140 115 Blue Lake 153 24 7 269 340 221 115 Boardman 238 393 348 623 412 296 Clearwater 98 235 197 306 3 71 210 Cold Springs - ·- - , 77 1 1~ 3 155 282 172 88 Excelsior 33 117 48 133 118 95 Garfield 48 3 1,008 920 1,528 826 595 Kalkaska 39 69 67 82 65 33 Oliver 106 233 190 336 224 86 Oran12:e 84 163 152 249 134 73 Rapid River 90 201 180 282 235 127 Springfield Source: 1980 Census of Population - - �12 KALKASKA COUNTY RECREATION MASTER PLAN DATA SHEET Tota 1 1and area: Total water area: Total forested area: State forest land: Military 1and: Federal land: Average annua 1 preci pita ti on: Average annual snowfa 11: Average temperature: Source: 365,066 acres 7,356 acres 82% of total land area, 299,400 acres 151,486 acres 15,984 acres 315 acres 30 inches 110-120 inches 43.1 degrees 1978 Kalkaska County Recreation Master Plan .. �7 RAILROAD PASSENGER AND FREIGHT ROUTING Mainline Local Line - - - - - * Kol kosko I I I I \ '' ' '_, \ I \ J / \ ... �N 8 _,. WATER SURFACE --- LAKE c::::::::, RIVER STREAM - --- - - --- -- MARSH - --- - - - 2 0 3 4 5 -r------ CLEARWATER =l__--/ 1--'""'l C? _J o 0 -- "\.. - -- - - -- =----=- _j;;::= I () (? (J I -- ----- 0 (- -=--=--= - - 0 SOURCES: USGS QUADRANGLE MAPS COUNTY ROAD MAP f GRANGER ENGINEERING, INC . ENGINEERING l<ALKASKA I CADILLAC SURVEYING I GAYLORD 6 �N GENERAL LAND USE MAP STATE FORESTS Bf{,;%~$) I UTILITIES : I ii ! □ HIGH DENSITY ! :- ·.-:-:::::::1 GROUP ~' ~ :~j HOLDINGS DRI VATE 0 2 3 4 5 I LANDS f I .:.. .......,...;.+1,1= --+- _K_A__._,_~.:....;. \-:.;;.J _ _ _ _ ..,.,. .... ::c :rSI II'"\• i-. :-. . d' I BOARDMAN ----- GRANGER ENGINEERING, INC. SOURCES: COUNTY ROAD COUNTY PLAT ENGINEERING MAPS BOOK SURVEYING KALKASKA, CAOILL AC, GAY LORD E, �N GENERAL SOILS MAP I. ORGANIC 2. SAND PLA I_N 3. SAND HILL 4 . HILLY C=:J SOI LS c=J SOI LS SOI LS I==~:·-~::::;•:•I ['::.-':_.·:,:) UPLAND f. v\'j SOILS UPLAND 5. MOD . LEVEL SOILS 0 3 2 4 ~ 6 .. .............. ,.9.;•;J ·••,•:-•: : ... :{:·;~!~~~-~: ./tf.liiill. .. c P• SOURCES: KALKASKA DISTRICT .,;};r:i,,,.·......, ,1:. i~r•4,;·•r:~.~:.:::::;::::::: 1:-,\9\~~•u:,:.•::•:•~•::;:••=~• .. ·:::;;::-:;:.:: r•, .•,. • ::,:::::;:•~ GRANGER ENGINEERING, INC . SOIL CONSERVATION GENERAL SOILS II.AP ENGi NEE RING-SURVEYING KALKASKA, CA 01 LL.AC, GAYLORD �11 , (/) ~ z :i w ll .._::: .., ~ !I' z a: z (/) < z> CD 0 6 CI) w z < < c., 2 ...J 0 I I- u (/) ~ 0 (l_ w 0 ., N J: I- 0 > C u.J -=> u.J C 0 .0 0 u.J c.:, ....J 5 u C ~ C 0 ~ LU C, E E a z w z z < a:: < c., < z . c JC C C ... C, .; .,:;:. (/) C. C, ~ ~DD -.•• a: C ~ & .2 z ,.~ ~ II �13 RECREATION INVENTORY �...: ....... -·-I O(P,lATM[NT 0, NATURAi. KALKASKA ll[SCUICII COUNTY " I + + ---·---···-----···· -------....... -... -... -~ --·-·---·-· "" • __ i =• ,,!, - · -, _ - , ___ . ____.. . . -·-·--·· ·-··--·- __ =·--=-·------~- -- - ··· --·---.. ---·---1·-., .-.,.----..-----·__.·----,._-_,._,, , • ---.. ---~••c..•""'" A ~ . ,_,_,.. _,. __ -•--•- •---- -·-- ®+·---· I ,.., .. - - • ••••- •U- •• - -•--.u -U• • fU--.. ...• --·--------,t::::; . ---~·---· ------·.. --·--- --- + j_ �14 PRIVATE RECREATION AREAS Map Reference #1 - KOA Campgrounds located on M-72 East has approximately 75 campsites, shower facilities, toilet facilities, a store and is open during the summer months and has exoerienced a great deal of activity. Map Reference #2 - Boardman River Campground, 30 sites. Map Reference #3 - Northwoods Christian Retreat, supported by the Church of Christ with a surrrner camp and camping facilities available. Map Reference #4 - Au Sable Trails owned by Taylor University and located at Twin Lakes as a surrrner campsite. Map Reference #5 - Camp Tenuga, a Jewish surrrner youth camp located at Manistee Lake. Map Reference #6 - Camp Tapiko, a Boy Scout Camp, located on Grass Lake in Excelsior Township. Map Reference #7 - Lake Valley Camp, located on the sou~h edge of Grass Lake in Excelsior Township. Map Reference #8 - The Calvary Baptist Church in the Village of Kalkaska has a gymnasium for their own use but is available on a rental basis to other organized groups. Map Reference #9 - Sky Valley Ranch, located to the east of the Village of Kalkaska, in Excelsior Township, a 420 acre natural area with a restaurant and trail rides on a fee basis. Map Reference #10 - Rapid River Campground, located to the North of the Village of Kalkaska, in Rapid River Township. Hap Reference #11 - Flowing Wells Trout farm, located north of the Manistee River in Excelsior Township, has 10-15 rental units and trout ponds. Map Reference #12 - Camp Gan Israel is a camp located in Bear Lake Township on Upper Black Lake. �INVENTORY OF STATE AND FEDERAL RECREATION AREAS OF KALKASKA COUNTY Guernsey Lake Recreation Area on the west side of Kalkaska Township which emcompasses, in part, t he Sand Lakes Quiet Area as well as the Guernsey Lake swirrrning and fishing facility. There is a transient campsite with 36 sites, pit toilets, boat launch, and water is available. Smithville canoe launch and camping site on M-66 south of Kalkaska on the Manistee River. This site is quite remote and has 19 sites available for transient campers with access to the Manistee River. CC Bridge, on the Hanistee River, located almost to the border of Crawford County is a state campsite featuring 4 canoe camping areas, 36 regular sites, and 2 canoe launches into the Manistee River. Pickeral Lake, in Coldsprings Township, has 12 sites, available water, pit toilets, a boat launching area and a cycle trail. Little Blue Lake near US-131 and Log Lake is a designated state forest campground which attracts transient campers and is close to the Village of Kalkaska. The Sands Lake Quiet Area, as it is referred to in #1, contains 2,700 acres, partly in Kalkaska County and partly in Grand Traverse County, where vehicular traffic is limited, backpacking and hiking, cross country skiing and access to a number of lakes and streams is available. Rapid River Trail Camps, situated on a cross state riding and hiking trail, open area camping with no designated sites. At the south end of Round Lake, the Skegemog Lake natural area is presently being developed. Cross state hiking trail and ~oresback riding. .. �18 INVENTORY OF STATE AND FEDERAL RECREATION AREAS OF KALKASKA COUNTY STATE CYCLE TRAILS o Kalkaska Cycle Trail - O.R.V. stickers required, road licensing not required. Trail length - 89 miles. o Leetsville Cycle Trail - O.R.V. stickers required, road licensing not required. Trail length - 26 miles. o CCC Cycle Trail - State wide trail. and road licensing required. O.R.V. stickers STATE SNOWMOBILE TRAILS o Blue Bear - 40 mile groomed and marked trail. o Miss-Kal - 70 mile groomed and marked trail that covers two counties. 0 Boardman Valley - 25 mile groomed and marked· trail. �,. TRANSPORTATION ALL ,;.· (A "':' '1(R BITU'-' N OUS, G~AYEL, R Ot.JS SYSTEM ~r LOCAL PR l ~Aqy LO C t . L - - - - - - - - :::R I MAR'!' 0 2 3 4 !> F;A I LROAJ I I +---- F .: ~-~ f--t-- - ,r - I _ ,_ I •I I I ' GIf SOURCES: COUNTY ROAD COUNTY PLAT MAP BOOK GRAN G ER EN G IN E E R·l N G, INC ENGIN£ER!NG-SURVEYl~G KALKASKA, CADILLAC, 8AYLORO 6 �,, ·"' 6 21 28 ANlST 33 ,._ . , ''L4K£ SA/\,·OS 11'··· ' · ~/tP, F-3RK ' 1 c:i 4 " ct ~~ 3 Lost L 1=----, ~ ;! / ct 16 , I},;:_( -,,.,, "I (:) 22 21 . I, === =~;-=;. ~-:· KALKASKA STATE KALKASKA SCALE IN 0 FOREST COUNTY MILES 2 40-59 �---,- -------7' ~ OC• ~ JENNI Ir \', ~1 11l•II• \ I .. D' I d -;.""· ' . ,, . 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FOLLOW ORANGE ,0, TRIANGLES , ALONG TRAIL·' / /. . . - · . -- -- - · K -.U ti. ,u,t -.r n 0# Un:. Al l"f1DOk.tS . C.UT°"'-UNl(. •SUYICU /(u1•w• IIAT,8't0. . •• l . �KALKASKA COUNTY RECREATION ACTIVITY INVENTORY w w :::> ----LLJ t!) t!) Z:, c:( c( ,-., LLJ __J V) >- __J __J w ::,.,:: LOCATION u 0 :c w L.) ,-., :1earwater Twp. c( a:: w co I- LLJ L.) L.) ::,.,:: 0 c:( V) (/) co 0 X ...... z ILLJ _.J co c:(· t- :::> w w >- a:: V) ...... LLJ z z w t- LLJ c:( co _J t- a:: ...... c:( c:( X LLJ t-"- V) co _J >- z :c I- :::> a:: __J _J c:( co LLJ LLJ co V) c:( c:( co co X )range Twp. 0 Kalkaska Twp. 0 X X X X X X Rapid City School Cherry St reel: E1ernen ta ry Schoo 1 X X ...... a I- ...... z: I- :::> ::E c:( L.) Community Ed. X KEY: X X I- >-W L.) L.>W co 0 I.L ...... c:( V) a:: >- w It-W z: I.L :::> c:( :c (/) t!) z: :c ...... It!) t- ...... I.L w~ '.3:_J ~ a:: t!) t!) t- ...... __J __J z ,-., ~~ 0 z: ...... ~ V) 0 zw t- (/) ----- t!) X co - LLJ I- ~ ~ L.) ...... (/) t- a:: :::> :E c:( X X X X X X X X X 0 X X X X X X X X = L.) >- X X X X F:XISTING _J :E :::> 00 X X ----w X X Forest Area School Kalkaska Middle School \ __J _J _J :c L.) l u X X PLANNED FOR THE FUTURE= 0 X X �24 KALKASKA COUNTY RECREATIOtl FACILITY INVENTORY • w V) I- UI- z: -u.. ~ a:: V) _J z: _J _J ct'. 0 ...... v, - ct'. V) 3 0 I- :c ~ ~ - 0 0 NAME Log Lake Park . ......... . ......... c::c w 0 I- _J V) ::.::: V) • - u .__. LJ... V) ::><'. 1-Z a::- ct'. a::: LJ... I.J..J • uo -V) _J .__. c::: a:: V) => ::.::: I- z: c:t:z a:: FREEDOM PARK BIRCH STREET PARK CEDAR STREET PARK M- 72 ROADS IDE CLEARWATER COMPLEX WILLOW PARK ' SANDS PARK RUGG POND BEAR LAKE TOWNSHIP ') ORANGE TOI-JNSHIP OLIVER TO\✓ t6H L IP FOREST AREA HIGH SCHOOL SOUTH BOARDMAN ELE. RAPID CITY SCHOOL 1 FIFE LAKE ELEMENTARY CHE RRY ST REET ELE. BIRCH STREET ELE. I j I I I I I I KALKASKA MIDDLE SCHOOL KALKASKA HIGH SCHOOL I I '.'I �25 INDOOR CENTERS . u . I..... L...J 0::: __J __J < NM1E < c::: ::::, 0::: L...J I- L...J ::::, z c.:: __J u u a::: L...J V) V) 0.. 0.. :l: :::E: < u ::::, ::::, ..... . ..... ILL 0 ..... V) z: z: :::E- :: 0 c.:i- c.:i- 0::: ..... L...J V) --= 0 < I V) < z < z >-= . __JV) __J 0 < 0::: CO< 1-0 w ~ 1 >- (./) << co c::i 3200 2 BIRCH STREET PARK CEDAR STREET PARK M- 72 ROADS I DE CLEARWATER COMPLEX . WILLOW PARK SANDS PARK RUGG POND BEAR LAKE TOWNSHIP ORANGE TOWNSHIP OLIVER TOlmSHIP FOREST AREA HIGH SCHOOL 1 9600 6 SOUTH BOARDMAN ELEMENTARY 1 2500 2 1 2400 2 BIRCH STREET ELEMENTARY 1 N/A KALKASKA MIDDLE SCHOOL 1 N/A 1 N/A RAPID CITY SCHOOL FIFE LAKE ELEMENTARY CHERRY STREET ELEMENTARY KALKASKA HIGH SCHOOL I ~ VlU Log Lake Park FREEDOM PARK c:i V) I0::: ::::, 0 u __J __J < 3: �<..:: >- - Vl u __J < 0.. < u 0 0 0.. CJ z a:: w NAME Log Lake Park w...--.. CJ I - <w I- w Zl.J.... ~ L :;: : = z Vl- V) ~ •U LI- - '.L:u......--.. w l.J... w VlOC:X: a:: :::, V) l.J... __J-0::: 0 0::: __J < V) w wz ::,.::: < __J __J- Vl 0::: =:,c::: I- w 0 < 0:::N Z c:( I :::..:: z: < c:::i Vl . V) l.J... < 0 - - L L _,......_ - . z: I- --z: CJ w u <..'.} l.J... z: :c:- -z V) ...,.... u I Vl u :::, z z:::, Z<..'.} -l.J... I:c:- <Vl __J I- < __J :::..:: o:::z I< c:::i 0 I- < 0 <..'.} WW - __J a..- c:::i = e:::: < < 0.. 0 c:::i= 1 985.~ FREEDOM PARK < 0.... I- lm. 225ft 1 25 BIRCH STREET PARK CEDAR STREET PARK M- 72 ROADS IDE CLEARWATER COMPLEX WILLOW PARK ' SANDS PARK 1200 200 1 6 150 150 1 15 RUGG POND - BEAR LAKE TOWNSHIP ORANGE TOlmSHI P OLIVER TOI.JNSHIP FOREST AREA HIGH SCH. SOUTH BOARDMAN ELE. RAPID CITY SCHOOL FIFE LAKE ELEMENTARY CHERRY STREET ELE. I BIRCH STREET ELE. KALKASKA MIDDLE SCH. KALKASKA HIGH SCH. I �27 .,. V) l/") -< ......J a:: I- w - -< < I- I- ::><'. a:: co 0 a:: u c::( co l/") w 0 u Vl C: l/") X z N,\ME :::><'. 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V) V)- WVl w _; Vl V) c::: _J _JQ _J _J c::· C'.l t-· C) Cl I.J. . < ::::io o= 0:: c:l< I- 0 wee :::.::: :::.::: t...: u... LI.. 0 _J VlU << cc c:l o= t.'.J- :::.::: u < 0:: I- V) I- c::: ::::, 0 u t.'.J - z: z: z: ::) c::: Vl z: zL.:J 1 FREEDOM PARK 1 1 BIRCH STREET PARK CEDAR STREET PARK M-72 ROADSIDE CLEARWATER COMPLEX WILLOW PARK ' SANDS PARK RUGG POND BEAR LAKE TOWNSHIP ORANGE TOHNSHIP OLIVER TO\-JNSH IP FOREST AREA HIGH SCHOOL 2 2 SOUTH BOARDMAN ELE. RAPID CITY SCHOOL 1 1 2 1 1 2 1 FIFE LAKE ELEMENTARY CHERRY STREET ELE. BIRCH STREET ELE. 2 1 KALKASKA MIDDLE SCHOOL KALKASKA HIGH SCHOOL 1 1 1 4 ') '- 1 = I-..._,. 2 �29 . _ ......... ......... 0.. :=i -- -= 0 0:: c..:, ......... w = c.. :=i- Vl V) wz I- er: ,_ w 1-...... ::::E VlO V) ...... ::::E < u ~ ...... ::::E 0.... a:: ::::E o.. <l'. u Log Lake Park FREEDOM PARK Vl 0 V) , - 0....0 0.... 0:: <l'. < u ::::E::::E u 0::: WI- Vl.....,. 0 w >- WII- ...... Q.. Cl: o= o::c..:, -w > Vl.....,. wz I- 0::: ...... w V) NAME > -= ......... ::::E 0.. Cl: 1 0 _J c::) 0 :=i I- >0 :=i IVl w w 0::: 0:: :=i :=i I- < z 1 I- < z V) ......... - = V) 54 1 • c..::: w ......... = _J V) c:i 0 < I- u ...... z I- < w V) = .. :=i z _J _J 0 Lu c..:, V) er: >- u ...... < _J 0.. 0.. 75 1 16 1 :::c a z ct co 0 I- z w 0.. c..:, oz ...... 01- zz <l'. ::::> _JI X BIRCH STREET PARK CEDAR STREET PARK M- 72 ROADS IDE CLEARHATER COMPLEX WI LLO!t-1 P.A.RK . SANDS PARK 5 I I i I RUGG POND BEAR LAKE TOWNSHIP ORANGE TOWNSHIP OLIVER TO\·JNSH IP FOREST AREA HIGH SCH 1 SOUTH BOARDMAN ELE. RAPID CITY SCHOOL 1 1 FIFE LAKE ELEMENTARY CHERRY STREET ELE. 1 BIRCH STREET ELE. 1 1 KALKASKA MIDDLE SCH. 1 1 KALKASKA HIGH SCH. NATURE STUDY BUILDING* -·· SQ. FT. �30 . 0 ""' < w a:: < LL 0 w N ...... ~ z: 0 I...... 0 z: u NAME Log Lake Park 40a 1 FREEDOM PARK 20a 1 BIRCH STREET PARK 3a 1 CEDAR STREET PARK 3a M- 72 ROADS IDE ½a CLEARWATER COMPLEX 20a WILLOW PARK n/a SANDS PARK 7a RUGG POND BEAR LAKE TOWNSHIP ORANGE TQ\,JNSHI P OLIVER TOlvNSHIP FOREST AREA HIGH SCH SOUTH BOARDMAN ELE. RAPID CITY SCHOOL FI FE LAKE ELE. CHERRY STREET ELE. BIRCH STREET ELE. KALKASKA MIDDLE SCH. KALKASKA HIGH SCH. * CONDIT ION 1-GOOD 2-FAIR 3-POOR V1 RESTROOMS 0 1 z: V1 LL w 0::: I- LL < z w IV1 :,<'. er:::: z t.:i - w er:::: < 0... _J < er:::: w I- cc ::E I- z 0 z LL I- er:::: w -- 0 0 z: u 0 C: C: < c:i w w 0 V1 V1 w I z: z w 0 I- z 0 w u z: - I- V1 L.:..I u c:: 0 w 0 0 z: w CL 6 3 12 2 1 6 2 2 X 2 2 X z: w w C. w- LL v , WV1 z I- - V1 LL w 0 Vl w er:::: . z: 0 z: a:: w z: >w~ D C LL - c::w :,<'. I WW c::::o::::u Z: LL I o-u zc::- X X X X 3 X ' 1 20 ,., f... 3 i I I I �(1) Village of Kalkaska - Mill Pond Picnic Area This picnic area is used, for the most part, by the children from the residential property right across the street from the site as a play area and, on some occasions, by transient picnicers. The mill pond in the rear of this site has been considered for deepening and possibly stocking with trout to make a public recreation fishing site. �(2) The Kalkaska Village US-131 Picnic Area Located directly to the south of the Village downtown area, on the east side of this site is the railroad and on the west side is US-131. At the present time, this area is used as a storage for certain drainage structures which will be put in place during the summer of 1978. This park generally will attract transient picnicers during the summer months. �(3) View of the present men's softball facility, located at the corner of M-72 West and US-131, behind a restaurant. This is not a public facility, but rather the site has been donated by the restaurant owner for the use of the softball players for a period no longer than the season ending in 1978. In 1979, other facilities for softball play will have to be located. There are 20 teams, more or less, presently using thfs facility with 2 games played each evening, five nights a week, and some Saturday and Sunday use. Adequate parking is available at this unlighted site. �:,~~~1;~{~,~7~~~·~f:-~;-~~,· ..._.._ ... (3a) -_~:.~-..;:..,~:~.. This is another view of the softball facility located behind the restaurant on the corner of M-72 and US-131. The maintenance and care of this area is in the hands of the softball leagues. �. I , ' . . ' ! ' . I' . ! ,l '; , , f I /1/r: .. ·-~:~--.'-~tr ........ ··.~ . ' / / . _.._ _ ~-~ - ----------·- -·-- . ~ .. - ... -=--_- ... . ~:..:...-~ - . : .. --,. ~ '~ . ~~~~'3~~---- -.. -~~ ~· -- .•F~_,.,:-_ /,. ~ . . --· - -- .. .. .,. _: _~~.~~ ;2.~-:~~~: ·_ ~:-~~~~;_ ;~;---~-_;_ . (4) This is pavilion structure at the Log Lake Picnic Area site in Kalkaska Township. This site is a joint effort between the Township and the County Parks and Recreation Commission. There is a 40 acre facility which has available a beach area on Log Lake, a picnic area with two pavilions and picnic tables for events inside the pavilions on a scheduled basis. There is one softball diamon·d, transient camping facilities for approximately 60 campsites. There are toilet facilities, a changing area and, of course as mentioned, a swimming beach. This site has been a popular spot over the years for visitors to Kalkaska County bur, as in all recreation facilities, must be maintained with the utmost care to cleanliness and control of waste. The use of this area is growing in popularity druing the spring, summer and fall. �-. i~~-------•11Ss.iaa..a;.·tfrWll.:11'P?Mf~i.a.:'31¥!11:11~-----i...:ar________..,__._.-=:-=a-.,,,- - - - - (5) Another view of the picnic pavilions at Log Lake Park. �.. .:-::. ·. t1G~f} ~~--t'~~i.~~ (6) The changing areas available at Log Lake swimming beach. �:-, (7) A view of the Clearwater School tennis courts in Rapid City. This facility was recently completed adjacent to the school grounds and useage is substantially prescribed by the school's use rules. �-, .. .. (8) View of the softball diamond in Boardman Township; adjacent to this softball diamond is a picnic area and toilet facilities along with the concession stand. While Township funds have been committed to the construction and maintenance of this site, there is also a certain involvement in an association of non-governmental entities which provide some of the scheduling and maintain to some extent the concession activity at this softball and picnic area. This is the only lighted softball diamond in Kalkaska County and presently is used during the softball season by most of the women's leagues on a six or seven evening a week basis. �--, .. .. ~--~~- - ~1b~~~,, - ~~~0~},. -.·~- (9) ;;;;.;~~~~~~ The horse show rink at the County Fairgrounds and Recreation Area facilities . This rink was constructed by the Kalkaska Lions Club and is lighted and during the winter months is flooded and maintained by the Kalkaska Volunteer Fire Department as an ice skating rink. The access to the Corrnnunity Building,which is _close by, is open and available during the winter skating periods. During the summer months, various livestock activities are conducted on this site. �--, .. (10) Recently constructed Kalkaska Connnunity Building which was put in place in large part by funds provided through the Fair Board's activities and other interested parties, along with certain State funds. The Senior Citizens and many_ other ·groups use this building virtually on an around the clock basis. Its location, while off M-72 West, is maintained and open during the winter months. �: .. . (11) View from west to east of the drive into the 40 acre proposed softball and recreation facility presently under consideration by the Kalkaska County Parks and Recreation Commission in conjunction with Kalkaska Township This is the site of present concern in developing a first class general recreation area with three softball diamonds, a picnic area, tennis and concession areas. ; -Phase 1 of this project has been completed. �..... : (13) Spillway at the County's Rugg Pond site, which is an 80-90 acre open space recreation area to the north of Kalkaska along Valley Road. This area is substantially untouched at this point but a variety of hiking, fishing and other open space recreation activities are being considered for this area. �.i , ...,·,-:- · 1 ::. r· . , \i,...:: . ·>. .,,· /. _, ...J.I ,·.; .·: · -~ .. ,:: • ' I' .. ,.""' .. • I ' :. '• ~- -~~· (14) A view along the northern bank of Rugg Pond, indicating the walkway into a variety of very pleasant fishing sites. At the present, there is very little in the way of parking facilities or other facilities at this site, however, modest preparation of this site could provide outdoor recreation for many individuals. �-, .. ( 15) Looking back along the same walkway shown in (14), we have a view of the parking area and the general area at the Rugg Pond site. �.. ,;; . ... ~ "" -~· .- ~-i? ~- . :;:.-") ~~ ~~ ~.; . __ ,-:: .. _ :. -.... . .. - ..•- --:-~ . - _, -- - -~r-~ - :... ...:.,: __ . . - . . -.I! . _ : •'. -~- .. -·· - - - --- - - -·- - (16) · · -::' ♦- ~ The lighted tennis courts at the Kalkaska Elementary School in downtown Kalkaska. There are two lighted tennis courts in operation which were resurfaced in 1977. These courts are experiencing very heavy use and expanded tennis facilities appear to be warranted due to the popularity of tennis and the increased population in Kalkaska. �.. :\ .. (17) Another view of the tennis facilities at the Kalkaska Elementary School. There are no other public tennis facilities in the Village of Kalkaska. �,. . . .. ;;_~{:. -. -- ' ,. . - ---- .~~- --:'!"- ........ . , . ,-:;::..-: -. 1 . lliCf (18) Basketball area with backboards and poured slab surface located in South Boardman. At this time, it is unknown who provided the construction funds and continues to maintain this site. However, it is located in a residential area and within walking distance of most of the residents of the community of South Boardman. .. . . �.: . . ,. (19) Orange Township's East Lake picnic area and fishing site. Toilet facilities are available at this site as well as ample parking and fishing access to East Lake. As in most organized picnic and recreational areas, the maintenance problem to Orange Township has been significant in past years. �.. (20) Entrance to Orange Township's East Lake picnic area and fishing site off Spencer Road just east of Lodi. �31 .. . ADMINISTRATIVE STRUCTURE �.. At time of Plan adoption 1985. .. . 32 KALKASKA COUNTY BOARD OF COMMISSIONERS . Harry Hall, Chairman Margaret Burghardt Michael Cox Edward Phillip Goethals Robe rt Hardy Lloyd Hofstetter Lorraine Williams KALKASKA COUNTY PARKS & RECREATION COMMISSION Duane Mccullen, Chairman Bethe 1 Larabee Harry Hall Kenneth Burke Edward Phillip Goethals Irv Fry ADMINISTRATIVE STRUCTURE The Kalkaska County Parks and Recreation Corrmission was adopted pursuant to Act 261 of the Public Acts of 1965; MCL 46.351, as amended, and has used a functional administrative method. �jj KALK.AS KA COUNTY . . PARKS AND RECREATION FUND ----..· -ADMINISTERED Parks and Recreation Commission AUTHORIZATION County Board of Commissioners under Act 261, Public Acts of 1965, as amended. BUDGET /FUNDING YEAR January 1, thru December 31 Section 46.35, Compiled Laws of 1979 as amended states: "The County Board of Commissioners ••• may create a county parks and recreation commission which shall be under the general control of the board~ •• • Further, Section 46.354, Compiled Laws of 1977 as amended states: •The County Board of Commissioners in its annual budget may provide for the expenses of a county parks and recreation commission, which shall be limited in its expenditures to amounts so appropriated unless a further appropriation is made by the County Board of Commissioners.• Beginning Fund Equity $ $ $ ACTUAL 1982 ESTIMATED 1983 ESTIMATED 1984 Revenue: Rent 1,935 Total Revenue 1,935 Other Financing Sources: Oeerating transfer - General Total Revenue and Other Financing Sources Totals Expenditures: Salary and wages Supplies Service charges (1,517) 26,850 25,000 23,473 26,850 25,000 25,408 $ 26,850 $ 25,000 $ 23,891 $ 14t000 2,200 10,650 $ 14,000 2,000 9,000 $ 14,100 1,897 7,894 Total Expenditures 26,850 25,000 23,891 Fund Equity Carry For~ard Totals $ 26,850 $ 25,000 $ 23,891 �34 .. RECREATION DEFICIENCIES �: .. \kaska County, the ~veyed 324 randomly 1983. ~ of the day do you or your family participate :ti vity? ( some answered more than one time) Sunday: Anytime: Doesn't Recreate: 16 22 74 4 44 46 7 in corrmunity service organizations or clubs y? 1 7 5 s: J: 63 150 6 5 4 ts, the results total 211 respono, some people le others responded not want to participate. ;: 24 ,: 162 1ore outside of Kalkaska County or in? ide: ide: /50: 124 46 24 ate: nse: 8 8 recreation opportunities within Kalkaska County adequate? 101 ir handicap ies) more than one) 20 etc.) 7 8 3 3 2 55 54 for increased parkland and recreation offerings in 113 45 9 43 current Rugg Pond Project? 110 46 what 37 17 �: 9. Which one of the following agencies provide the majority of your leisure time activities in the county? County In-county private sector School Church None of the above: School: Church: County: In-county private sector: Combination of above: 10. 43 28 60 30 28 21 Do you have children? Yes: 81 (most of these 11 children 11 are now adults) If yes, are the young children being provided adequate recreation opportunities? No: Sometimes: No response: Yes-by family: 11. 5 4 5 2 What is your favorite fonn of recreation? (Top five answers by score) 1. swi rrmi ng 2. fishing 3. bowling 4. boating 5. outdoor activities 12. What, in your opinion, is most needed for Kalkaska County, in tenns of parks and recreation? (some gave more than one) (listed in order of popularity) 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. improved parks, swirrming access, and boat ramps youth activities health club (tennis, racquetball, basketball courts) indoor swirrming pool movie theatre roller skating rink pl aygounds ice skating rink lighted ball park cross-country ski trails downtown park hiking and biking trails drive-in theatre horseback riding facilities soccer field golf course water slide �.. 13. Does Kalkaska County have any special attractions? more than one response) (1 isted in order of popularity) 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. (some gave beautiful scenery beautiful lakes and streams Trout Festival fishing Kalkaska County Fair hunting small, quiet, friendly community Rugg Pond snowmobiling swiITTTiing skiing Log Lake Senior Center good schools and churches boating and camping parks Manistee River Guernsey Lake Torch Lake Mi 11 Pond Freedom Park mushroom hunting Seven Bridges sled-dog races motorcycle trails near shopping facilities sof tba 11 28. CETA Hall 29. 30. circus Scenic Garden Through this telephone survey, input from the Parks and Recreation Commission, the local governmental units, and the general public, it becomes apparent that improved recreation facilities are needed in Kalkaska County. The most requested improvements for county recreation are:better park facilities, activities for the youth, indoor courts (tennis, raquetball, basketball) and an indoor swirm,ing pool. �SHORT TERM OBJECTIVES �40 ·• -. SHORT TERM OBJECTIVES FOR AREA PARKS Map Refe r ence #1 Completion Date:1992 Cost: $ 75,000.00 Map Reference #2 Completion Date:1989 Cost: $100,000.00 Map Refernce #3 Completion Date:1993 Cost: $ 1,500,000.00 Map Reference #4 Completion Date: Phase 1:1989 Phase 2:1992 Cost: $ 250,000.00 Mill Pond - The Village of Kalkaska plans to improve the quality of the water in the Boardman River Pond which lies to the east of M-66. The pond has become shallow from silting, causing water temperature to rise. The Village proposes to dredge this pond to bring water depth back to former levels, and by doing so, increas e· the usefulness for fishing and other recreational uses. The water area is approximately 1,182 feet long by 220 feet wide, with maximum depth of 16 feet. Log Lake Park - A county owned park which is located in Kalkaska Township. The future plans for this park include: water hook-up for campsites, a dumping station, better bathroom facilities with showers, grills, better boat ramp~, additional playground equipment, improved ball diamonds and equipment, and a blacktopped road leading into the campsites. Fairgrounds - _Kalkaska County owned park. This facility currlntly has a community building, two pavillions, a skating rink, five ball diamonds, restrooms, and a concession stand. Future developments for the Fairground will include: tennis courts, bleachers, a drinking fountain installed in the cornmuni ty buildi"ng, and a blacktop driveway leading to this building. Rugg Pond Recreational Park - A county owned park which is located in Rapid River Township. The county currently owns 97. 7 acres (40 of which are being( have been) obtained through the Michigan Land Trust Fund) that will be developed into a "natural" park area. Plans include: picnic tables, grills, cross country and hiking trails with scenic markers, and a boat ramp. �SHORT TERM OBJECTIVES CONTINUED: Map Reference #5 Completion Date:1990 Cost: $ 150,000.00 Map Reference #6 41 Sands Park - Coldsprings Township. This park has been currently undergoing a massive transfonnation. What was once an underdeveloped park is now being brought up to date with washrooms, a new changing station, pavillions, a designated swinming area, picnic tables and a paved boat ramp. In the future, playground equipment and other park related items will be installed. Clearwater Township Parks Completion Date:1981'" Cost: $ 50,000.00 B. Completion Date:1991 Cost: $ 75,000.00 Freedom Park, located north of Rapid City was dedicated as a Nature Study Park in 1980. This 20 acre park is divided by County Road 593, which crosses over Rapid River. To make this park more accessible to small children, a walkway underneath the bridge has been proposed. Clearwater Athletic Complex. The land for this 20 acre complex is leased from the Department of Natural Resources. It is hoped that this complex will someday house three ball diamondsone with the Peanut League in mind, a soccer field, jogging trails, horse shoe courts and a picnic area. c. Cedar Street Park. This segment of land was recently cleared with the help of the Michigan Youth Corp workers. It now needs to be developed into a park with a designated picnic area, a pump, parking space and various other improvements. Completion Date:1992 Cost: $ 50,000.00 D. Old M-72 Park. This 5 acre parcel was leased from the county to be utilized as a picnic and rest area, but was abandoned when M-72 was relocated. As the area is still accessible, the township is trying to reinstitute it as a park. E. 5 Public Access Streets Into Torch Lake. This 275 1 access is open for public use. The township has maintained it and would like to further develop it into a park area. Completion Date:1991 Cost: $ 7,500.00 Completion Date:1993 Cost: $ 100,000.00 �SHORT TERM OBJECTIVES CONTINUED: .. Map Reference #7 Completion Date:1993 Cost: $ 50,000.00 Map Reference /18 Completion Date:1992 Cost: $60,000.00 Croy Lake Park - Rapid River Township. At one time this 80 acre site was a township owned park. Due to vandalism , this park is no longer maintained, but may be reopened in the future. Garfield Township Park - A tow1ship owned park, this park currently has 1 ball diamond, ~ playground, a concession stand, a pavillion, picnic tables, and barbecue pits. The future plans for this 25 acre parcel is to dedicate it as a community memorial park, with additional playground ~equipment, walking paths, bicycle paths, archery targets, park _benchs, basketball courts, and tennis courts. �,- :7r· _;; I •I i r· I ~ 9 11\l ·r L-----ff~;-Cfl\ t "E r.Qtf,{.1 . 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"' - - =~ -~~ ;; ~o~ ""==" ...~ I . . ~; "t ~t;_ ,,,, 1 \ ·~ I, . =-:.~ .- - ~ ':. ~ ) ... =-=••'.. : ·:i;,, J ~e::: es ·: z .• ~ 111 ·''. =c:::I ~ l ~-: -: ,.. ' :t - ::: .:.-.__ ',.,.-. ; .., ~ ·.- Q. :c V, z :x 0 ~ 0 ...J ...., -..... 0:: ~ ; ~ �.. CLEARWATER TWN. MAP .. To~c.H\ L. AK'' "7.J r(i). c~!•\~8 1c:, . 3 :A4:;t:::A-{d-H~'r4~~~*-----t----- - ,-, 0 ----------, ,, ' : ~ ")... 0 -· , . . .... . ~' . -. , v, . • I '-4JIL~ '.{.'Lf"! \. i . . • . , r (-:l . --- .K\ . . ' \ ... 11, • . "'.T . . • : -:2..3 Ro vN o , :I--r· :' ,3 . , , , .:::> . :Ro'/'-{ ·· •,-.,._-'.:'" . . • - \ . L> .,, • . , : \."_,_,'!ly~~. ,· ·. \ ~ .·, :2.4 ·,~\__. ,. ' LAKE' . .. I"' • : •' . . ~ -~-=- . •...., • ---.. .../ . I , Cf· . • , .....·... ,,,., .. '.,. ,,,,,,,, f _J,, .. ,,,, , , . .. , .. ~ I , , Ro. ' . __ _____ _______ ____ ..,.:__ ,__ __._ _ .._ 35 _.__ _____- -. . R ECR..cATIQ ct AL .... • • f" # I /oJ Dv s rR , A L . v\.. \ RD. •• •• 111 II 36 ' �.. ... LONG RANGE GOALS �i .. LONG RANGE GOALS There is a concerted effort on the part of various local governmental units to correct the recreational deficiencies in Kalkaska County. As previously stated, the top four deficiencies are: the need for improved park facilities, activities for the youth, courts (tennis, racquetball, basketball), and an indoor swiJTJTiing pool. The need for improved park facilities, youth activities, and courts are currently being addressed by the various governmental units in their short term objectives. The long range goals will include the continued construction and development of the Fairgrounds (the Civic Center area), whicp is located in the Village of Kalkaska. This area is the proposed site for an indoor swirrrning pool. If the need for additional space arises, the county plans to negotiate a land exchange with the State of Michigan for an 80 acre parcel located on M-72 and West Kalkaska Road, directly East of the Fairgrounds. �.. JU . ACTION AND FINANCIAL PROGRAM �.. ACTION AND FINANCIAL PROGRAM It would appear with some level of assurance that the continued effort of approximately $25-40,000 per year will find its way into designations of recreation activity in Kalkaska County. Local townships will also continue to provide monies to maintain and update recreational activities in their jurisdiction. For some of the larger projects, state and federal funding will be pursued to accelerate the completion of the project. �'?<S>~ ,, , ,,. ~ ..-:-. c...-: •• '. i~">· \ •· ' ----..,v. 1'1 .' "',_ _ I I /; .<7 -~ ~ . ~ A , --......... ,, //WI/ J,__ ' .,.. ?' '-- ~ / (I\_ I t:,-~Bl'lr<• ~,.~ ..!5'1.; . ~~ •.«:.,,~,, ,, ~ br(!If N I( "I!.,,,, ,..""'' ~~ -·J ~- - -~ 'fr~, •.I . :---.. --=::::::' -Bs-1.,,,·~ . __... FREEDOM PARK -<'- Ji .. . ,R (w,'fi:'1~ ~ , . ~~ ~ / --:-· ROI.!~/ RtP,;o,p , ' . / ,,.; '2-4.,,_ . €, '?', / ' , " ~f ~Jr\t~·'.5T'",; ,,~~- _8.,w•~ ":".'~ ~'.:,,!'.~.::·:.':':~- w;~;.w:_-l!-!llj\!1mfu111111 • . ·-- .,___;, - • :, < ·-- .:... .,< or I..J-..,:rLJ!if.. <-..D✓--,;,~r-,,o,,,. < f-<.:£-v . ~ < ~ .,, ..., ;> - 1 - -· { \ - . - . . \£x, :n:t'.Y:.: . ~'.....Du::!.LL _t~:,.,·c.., /)&Jrt-lrl-'r' ,...._______ - - -------------------- -- -- - <- ·- - - --. NDrt. ! Nor bll;.l\',JH 5cnLL, """ff 1-1,utp 5" ~1 B 'fl-Its :i/4& ·~. 1o Roc.M R1f-~nP F.'l(~t"OJ. iHTo W"TL•. 50"11. e>f w,-,,cn 1,..._ VIL ro if£ l'l• ,,., D So /rI>ot':,,,-,r ltTt,.,,o ~£Yo"'D 1./"'c •• PROPe>5LO E:LiM;,.._"IT't.. I) 8\.IS'j 'fhL Nl!e P f-liG.1-t':-ltH::J ONl SiDt=. of bTllt.R. ,._,.r,u_,.r \JOLV\JAy 1,.)&u.LO -r JIL t'A 'io a.~~ "16 G(.1' Flfo'i 10(. ro THL �. :• COOPERATIVE E.XTE:'-'SION SERV1CE MJCHIGA.'4 ST ATE UNIVERSITY and U.S. DEPARTME."'l'T OF AGRJCUL TURE COOPERATING DEPAlln4E.,, Of P'AJUC Al'iD ll£CJlEATION USOURCES EAST LANSL"'C • '.l(}QiJCAN • 4'124 :"IA TUR.Al. RESOURCES IIUILDL"G August 17, 1984 Mr. Harry Hall, Sr . Kalkaska Government Center 605 N. Birch P.O. 780 Kalkaska, MI 49646 Dear Mr. Hall: We are pleased to attach a copy of our report Task Force Review and Assessment of Kalkaska County Recreation and Tourist System. This report could not have been completed without the exceptional assistance of Donald Johnson, County Extension Director and Janet DeRosa, Economic Development Council. We hope you of Kalkaska County find this report useful. Louis F. Twardzik Professor and Extension Specialist '°-'~ ~1·Haskell Professor and Extension Specialist Enclosure c: Donald Johnson Janet DeRosa �.. .. Review and Assessment of Kalkaska County Park and Recreation Svstem Cooperative Extension Review Team* Department of Park and Recreation Resources Michigan State University Introduction The initial contact was made with Professor Louis r. Twardzik and Professor Theodore J. Haskell, park and recreation specialists, by Janet DeRosa, Economic Development Council, Kalkaska County. After receiving information on the Task Force Review Program, she contacted Don Johnson, County Extension Director, who forvarded a formal request to Department of Park and Recreation Resources specialists at MSU to schedule a review for Kalkaska County. The review took place on June 25 and 26, 1984. The Review Process The one-day review process developed by Extension Specialists in the Department of Park and Recreation Resources, Michigan State University, is based on the following four assumptions. 1) ~est review requests are prompted by problems which, over time have grown in importance and therefore require specialist assistance. 2) The one-day review is undertaken by specialists who also have teaching and administrative responsibilities at the university. Because of the complexities of their combined schedules, the intensive one-day review is easier to arrange in the specialists' schedules and assures faster response to county requests. *Louis F . Twardzik, Professor and Theodore J. Haskell, Professor, and Extension Specialists in Park and Recreation Resources. J �z 3) The review team varies in composition, number, and kind of specialists according to county need, but it always includes personnel "'1th professional experience in the problem areas. 4) A predetermined agenda enables the team to begin "'1th a review of local problems--socioeconomic, physiographic, historical, and other local infonn.ation--from county commissions, the county extension director, park and recreation commissioners and staff, and local officials. The specialists are available for meetings during lunch and dinner with public officials, representatives of the business community, and the public. If desired, an evening meeting is held. This is often open to the public; the review team asks for additional information and may respond to questions about its work in the county and about the review process, including the expected delivery of a 'W"t"itten report. Local Background Information The initial briefing session was held at the County Government Building in Kalkaska and was attended by Jeff Fitch, member of the Kalkaska Village Council; Louise A. Sprigg, representing IDC (Industrial Development Council); and Janet DeRosa and Kim Coon, from the Economic Development Council (EDC). Also pres_ent were Don Johnson, County Exten- sion Director, and Louis Twardzik and Theodore Haskell, extension specialists. The meeting opened with a briefing session conducted by Don Johnson covering background information on the county and stating the expectations of the review as county staff saw them: (1) how to maximize available recreation resources, (2) how to tap into the flow of tourists passing through Kalkaska County, and (3) how to improve the county image as a place for quality recreation experiences. The Park and Recreation function in Kalkaska County is organized under State Act 261 1 which provides for a Park and Recreation Commission of ten people. parks. The county provides services through a number of county Kalkaska County's population was made up largely of farmers ½>ublic Acts of 1965, MCI.A46,351-46.357 MSA5,570(101)-5,570(117). �through the 1920s and 1930s, but today there are only 91 farms . .. The county originally had a heavy forest cover which was logged off in the days of the great logging boom in Michigan. During the 1940s ser- iou.s efforts 'Were made to reforest many of these virtually barren areas that: had been cut over and then burned, sometimes several times. Some of the eastern to'Wtlships, north of M-72, never did return to a satisfactory level of forestation. Kalkaska had its big increase in population as a result of the discovery of oil in 1969. This has made Kalkaska something of an exception in northern Michigan counties, in that the population not only has held steady, but also in many cases has gro'Wtl. place in the outlying Xuch of this growth has taken to'Wtlships and in particular outside Kalkaska to'Wtl- ship but not in the village itself. of services and the cost of land. This may be related to the providing While most of the increase of population came as people headed north from the urban areas (Detroit) looking for work, they brought urban values and expectations 'ilith them. This has also meant some changes in the political background for the county, Kalkaska County is served by three school districts: a small portion of the Mancelona school di.strict along the northern edge of the county, Kalkaska school district L1 the northern half of the county, and the Forest area school district in the southern half of the county . ., The discussion of where the people of Kalkaska County are employed revealed that 55.6 percent work within Kalkaska County, 29 percent travel to Grand Traverse County, roughly 8 percent ·to Antrim and Mainistee, and a final 8 percent are distributed among other counties, Labor and proprietors earnings data for 1978 indicated that construction is the largest area of income: $7 million. The government �s 4 .. yroll;,and providing of services, each close to $5 million, and retail de, also close to SS million, make up the bulk of the county earnings, le agriculture is lowest with $773,000. This reflects the land-use tern for the county, an estimated three-fourths being forest. percent of the county land area is in agriculture. Only 2 The state of Michigan o'loltls about 43 percent of the land within county, and the Department of Natural Resources is the sixth largest payer. :e lp. lde ., When the state purchases land, it stays on the tax rolls, as, pared with land that has reverted to the state for nonpayment of taxes private landowners. A land-use map shows that the private holdings concentrated in the center of the county bordered on each side with a th to south strip of state land. There are two major lakes in the nty, Manistee Lake and, in the northern part, access to Torch Lake. Looking to the future, oil will remain important. Lrge ; . At present it resents about one-third of the employment and one-half of the payroll hin the county. Agriculture will remain much the same, providing cialized vegetables, particularly potatoes, and there is a processing nt. The county has the advantage of abundant, high quality water which for relatively cheap irrigation of specialized agricultural crops. example, strawberry nursery stock is presently shipped to Florida, lng' s e its early dormancy gives an advantage in early production to the ida growers. Strawberry acreage is rising from 33 acres to an ;hop ted 70 acres for 1984. Forestry will continue strong. This is timber ~ountry, although most the wood is shipped to Grayling and nearby areas for processing. 'There iln- 2 County and Regional fact book, Regulation X, Section V. Table Pg. 45,1979. �b mingarea. It is an extremely attractive campground. The area is managed by district office, and money is collected in a large "fee pipe" arrangement, which seems extremely well designed to provide security for money collected in ~he absence of an employee. Lake Skegemog Wildlife Area. The Skegemog Lake Association, Clear- water To'lo7I1ship, and Kalkaska Soil Conservation District joined forces with local citizens to obtain designation as a wildlife area by the D~partment of Natural Resources. The Walter Hastings Audubon Club and the Nature Conservancy, a private nonprofit conservation organization, have also lent their assistance to ensure protection of the swamp lands. Skegemog Lake Wildlife Area is a unique northern wetland undergoing successive changes. An interpretive display at the scenic tturnout shovs the profile of the lake changing from one of upland trees to lowland evergreens, to swamp, a shrub border, floating bogs, the surface of the lake itself, and a floating bog beginning again on the far side of the area. While the combination of various organizations has accomplished much in preserving this unique area up to this point, a problem of sharing autonomy is developing as the project grows larger. Freedom Park. This township park developed just north of Rapid City is a long, narrow strip extending along the river. trail and a number of benches on the r:'.ver bank. It has a wood-chip Rapid River is well known as a trout stream. Rugg Pond. When the Department of Xatural Resources condemned the dam which creates Rugg Pond, Kalkaska County >1as told to "do something." The decision was made to save the dam rather than have a large open area. where there had once been an attractive water surface. It was also feared -· �7 .. .. that if the dam were removed the silt which accumulates in the bacbraters of such impoundments would then pass do'lor.lstream into the Rapid River Fishery and cause environmental damage. Accordingly, the county obtained a grant to repair Rugg Dam which involved removal of the old pen stock, construction of an additional spillway, and renovation of the existing spillway. They are also investigating a State Land Trust Fund grant to buy an additional 40 acres to be used for recreational purposes. We drove through the School Forest area near Kalkaska. J Long Lake Park. On the morning of June 26, the review team resumed its tour with members of the county staff and visited Long Lake. a major park on the old fairgrounds site. This is It is a licensed campground and provides a swimming beach, two pavilions, a ballfield, a b~ach house, and restrooms. The park is operated by a seasonal camp manager who collects rental fees for the two major pavilions as well as for the individual campsites. The caretaker's pay is based on a percentage of the fees. Long Lake Park is self-sufficient, and the funds collected there are put back into the park. Additional operating funds are allocated by the Kalkaska County Commissioners. The caretaker is hired by and responsible to the Kalkaska County Park and Recreation Commission. When this commission was first established, much of the oversight of Long Lake came from the County Extension Director's office, including taking reservations and responding to requests for information. Over time, as the commission began to develop its own capacity to handle these matters, the county extension director gave up those responsibilities. The bath house is within 40 feet of the beach. It is old, anaone wonders how often the septic tank is serviced in view of the close proi.mity �8 .. . .. to the lake. Directly behind the bath house and in view of visitors and campers is a pile of rusted 55 gallon drums cut in half. The area had a generally dilapidat~d appearance that indicates a lack of maintenance or supervision. Sands To,;.mship Park in Coldsprings Township. At Sands Township Park we met Warren S. and Tricia Willson, from the Soil Conservation Service. We also met Harvey Bozzi, a township trustee, and Clara Donahue, the tO'l,l'tlship clerk. J Sands Township Park has been developed as a Resource Conservation and Development Project (RC&D). It is nicely developed and the comparison between it and Long Lake Park is rather dramatic. Impressive care has gone into engineering and design to permit optimum recreational 'use. For ex- ample, drainage from the parking lot, which slopes to the center, is carried away from the picnic area into a special catch basin. This is typical of the engineering in Soil Conservation Service projects. The main problem here was the serious erosion of the shoreline into the lake, and in the process of correcting it this fine park was created. Theim- provements include using a combination of plastic netting, and straw mulch where there was a potential for erosion, hydromulching, plantings of grass to stabilize the shoreline, and the choice of grass species that do well in shade. J Another development detail that made this park successful was the use of a "cherry picker" to trim dead limbs and raise the forest canopy to provide the woodland picnic area. 3 Roads were Chewing fescue and red fescue applied with a hydromulch techI\ique and seeded at 50 lbs to the acre. �9 .. . provided to both the picnic area and a boat access point. also provided. Restrooms vere While this is a to\onlship park, it is almost seven acres in size and tends to function as a county park. The area is inspected twice a year by the Soil Conservation Service staff, and the toYnship maintains it on a contract basis. Excelsior Storage Facility. One reason for the long-range potential of the oil industry's contribution in Kalkaska County is the discovery and development of "underground silos." When the oil and natural gas "1'ere ,, J removed from areas in the Niagaran Trend, it was found that these empty spaces approximately 6,000 feet below the surface of Kalkaska County provide excellent storage for natural gas. The gas is pumped in during the summer and stored for use during high demand in the winter.' Village Park. Village Park, on the Mill Pond on the upper Boardman River, is an attractive small park avaiable for picnicking and day-use by groups. An appealing feature of the Mill Pond was a pair of SYans and their offspring. The High School Athletic facilities. Contiguous to the county fair- ground is a high school, a middle school, and an elementary school. The area includes tvo baseball diamonds and a football stadium as part of the athletic facilities available to the students and to members of the community. General Observations on Recreation Services Role of Park and Recreation Agencies: Public and Private. At one ex- creme of the "recreation yardstick" is the public role of providing recreation facilities and programs. 4 4 These are paid from general funds and are For a comprehensive review of park and recreation areas and facilities, see L.F. ~ardzik and R. Murray, Planning Community-Wide Recreation, Cooperative Extension Service Publication E-684, Michigan State University, �.v .. available at no charge to all residents and visitors. The middle position is held by revenue-producing special services. The client groups are mostly residents but often include regional visitors. They are 'Jilling to pay for special facilities (such as golf courses) which may not be needed by all residents and hence should not be subsidizt:d entirely by general funds, although taxpayers may receive certain indirect benefits. Often a combination is worked out by which the general fund is used to purchase land and occasionally to finance capital improvements, .• . but the costs of day-to-day operation and maintenance are covered by userfees paid by participants. At the other extreme of the yardstick is the role of recreation as an income-producing industry. The clientele is. mainly from outside the area, drawing from a statewide or even a multistate market. Recreation facil- ities of this sort, primarily because of their income-producing goal, are most often found in the private sector. Private capital is invested, jobs are created, and the activities usually generate substantial income throughout the area. Governments may OTJTI the land and lease the operation to a concessionaire or may operate some sites directly if no private interest is 'Jilling or able to provide the services. It is important to recognize this range of functions and for policy makers to have a firm understanding of the proper "mix" for their area. This 'Jill serve them well as they approach decisions about acquisitions, development, and operations. Looking into the 1980s there is a need to think through the implications of this "recreational yardstick" for Kalkaska County. A current trend in city park and recreation management may -well apply to the city's needs. This trend is termed "privatization, 11 �l .. ... whereby governments contract with private firms to provide recreation services. Xaster Plans. To achieve orderly development and redevelopment of recreational areas over the long run, it is important to prepare master plans for their design and for their operation and maintenance. The ul- timate goal for each functioning park should include these two major components. A master plan for the design and phased development of the area should meet the most immediate needs and be flexible enough to accomJ modate any which might develop. An operation and maintenance plan is necessary to ensure that the design is carried out and that users do not destroy through overuse the very qualities that originally made the recreation resource valuable. Site Design. For both newly acquired areas and established parks for which recreational uses have changed over the years, it is necessary for planners to take a three-part approach. (1) A survey assembles all the facts and data bearing on the development and eventual use of the park. (2) An analysis of the relationship among three aspects -- the site, the area, and the program -- is important to detennine the effect of each as the design is developed. (3) A synthesis combines the results of the first two steps into practical objectives which provide the basis for a designed solution to the problem. In the survey phase, program definition is essential. It establishes the goals to be accomplished and includes such tangibles as user capacities, physical and social benefits, and agency policies regarding financing, construction, and maintenance. There should be input from't:he community at large, organized client groups, and officials and professional �- . ., .. . .. staff. Program items are then grouped into logical associations and "translated into diagrams" showing relationships, traffic patterns, and possible conflicts. The basic use-pattern which emerges is then con- verted into a preliminary play by synthesizing the us~ elements with details of the physical site. Scale drawings are prepared to show the alternatives after conferences with the various user groups. The final plans are drawn to serve as a basis for presentations, construction drawings, specifications, and evaluations. J Maintenance Plan. The maintenance planning sequence is essential to assure that the area will continue to function at its original or designed· capacity. The planning process begins with identifying user needs, both in kind and anticipated intensity. Depending upon these needs, certain standards of maintenance are established. litter be picked up? For example, how often should How often should restrooms be cleaned? How often and at ~hat height should the grass be cut? When these standards are determined, they are then applied to specific geographical areas of the parks to create the maintenance plan. For example, the area around the office and entrance may be maintained at a different standard than thato! playground or picnic areas. Performance standards should be established for these tasks so that supervisors, employees, and city administrators and officials will know \.that level of accomplishment is considered "well done." 'When these various standards are applied to specific areas and are recorded in w-ritten and graphic form, the combination is referred to as a maintenance plan. This is implemented through schedules and work programs and 1.!iti- mately is converted into dollars to prepare a budget estimate, Good �13 . : •• supervision is essential if workers are to carry out their jobs according to the plan; it vill also reduce wasted time and materials and achieve a cost-effective operation. Physical plans for each of the parks should be prepared to show possible long-range development. While financial considerations may limit the improvements possible in a given year, all should be guided by a master plan so that no improvement is made at the expense of an earlier or later one. / Maintenance plans and standards should be prepared for each park so that maintenance functions can be effectively scheduled to operate at the lowest possible cost consistent with good service. It is often more effective in the long run to reduce costs than to be faced with the need to increase revenues. There are overhead charges involved in collecting, accounting .for, and properly recording such revenues. Time saved through efficient scheduling or the use of improved equipment to enhance worker productivity and avoid costly breakdowns and wasted time is reflected almost immediately in the current budget. Educational and Technical Assistance. While park and recreation specialists at Michigan State University can assist in the overall planning, design, and management process, decisions must reflect local attitudes and ability and wi.llingness to pay for developments and programs. The syste- matic approach suggested here is undoubtedly the most effective in providing maximum services to the people and the best possible protection for the resource, but it does require substantial investment of supervisory time. The professional park and recreation staff, educational information-from the Cooperative Extension Service, Michigan State University, and technical �.. . assistance from among the private consulting firms which offer designs specific to a community could provide Kaluska County with such a coordinated system of operation and maintenance. GE:neral Observations about the Region Kalk.ask.a is located in the northwest corner of the lower peninsula. To the east is Crawford County, to the southeast Roscommon, to the south Missaukee, to the southwest Wexford, to the west Grand Traverse, and to the north Antrim. The main traffic flow into the northwest region from ., the southeastern Michigan population centers of Detroit, Flint, and Lansing comes north on U.S. 27 and on I-75. The pattern leaves this main • flow at Grayling and proceeds west through Kalkaska County via M-72, which continues west to Traverse City. Highway 131 runs north from Grand Rapids and Cadillac through Fife Lake to Kalkaska and continues north to Mancelona. In addition, highway 66 comes up from the south through Kalkaska and contineus on t o East Jordan and Charlevoix. There is also the usual variety of secondary roads operated by the county road commission. The travel pattern through the region has tended not to favor Kaluska as a destination area, and in the past much of the touriStll effort has been to service people who stop to buy groceries, gasoline, and sometimes restaurant meals. One concern expressed during the review was a way to tap these tourist flows and encourage people to stay at the motels and campgrounds in the county. The northwest region has a long history of recreational land use. After the logging boom of the late nineteenth century, there was some development of agriculture, but the burned-over forest soils did n~ lend �themselves to productive farming, and hunters and fishermen became more and more the primary users of the northern forests. The attractive Lake Michigan shoreline began luring "summer people'' Yho built vacation homes from Ludington to Traverse City, Charlevoix, Petoskey, and Harbor Springs. Sport fishery and sailing have lonE; made the area desirable, and recent years the resort season has expanded with the development of dovnhill skiing. Many of these resorts noY have developed a year -round convention market \which is valuable in leveling out the annual economy of the shore counties. Inland, in Kalkaska, Missaukee, Wexford, and parts of Antrim, the hunters and fisherme~ still predominate. Observations About the County In the 1970s Kalkaska County "1as named Michigan's fastest growing in population, income, employment, and new business. 5 In that decade the oil and gas industry transformed a northern Michigan community into the thriving population center it is today. the industry decided to build in Kalk.ask.a. It is not accidental that The Niagaran Reef is 100 miles long in the north and spans more than a dozen northern Michigan communities. The strategic location of Kalkaska Yith regard to rail transport- ation, highYays, and the Traverse City airport as well as proximity to the oil and gas pipelines is largely responsible for the continued growth. Kalk.ask.a is also a prime recreation location. Crossed by 273 miles of fishing streams, dotted with 86 lakes, and containing 75,000 acres of public land, it is within one hour of 20 doTJOhill and cross-country ski resorts. 5 This makes the area attractive not only to full-time residents, community Recreation Plan, Kalk.ask.a County, 1984, unpublished. �---------------------------------~16 . .. but also to seasonal residents and transients. 6 Often terined the gre~t "untouched" territory of Michigan, Kalkaska County is perhaps as near as any to the original state created by nature . All of the streams are well stocked with rainbow, German browns, and brook trout. Foremost among the lakes, many of which are also stocked ""'1th rainbow trout, are Log, Bear, Starvation, Big Blue, Twin, Big Guernsey, Oxbow, and Selkirk. The county is also popular for color tours in late September and early October, when the of colors. hardvoods turn into a riot 7 Hunting is best in the east and northwest, in the cutover brushy areas along the edge of openings and old orchards, in the conifer swamps, and in the planations in severe weather. There is also good snowshoe 'hare hunting, and some woodcock and ruffed grouse are found throughout the county along brushy streams and in young growth aspen. ~Community Recreation Plan, Kalkaska County Michigan County Map and Recreation Guide, Michigan United Conservation Clubs, 1977. �----------------------------117 Observations and Recommendations on Management and Administration Role of the Park and Recreation Commission. The park and recreation function for Kalk.ask.a C.ounty is organized under State Act 261. 8 This pro- vided for the creation of a Park and Recreation Commission to set pol.icy and oversee operations within a given county. The ten-member board in- eludes representatives from the County Road Commission, County Planning Commission, the Drain Commissioners, the County Board of Commissioners, and citizens appointed from the county as a whole. This ensures a combination of expertise and representation. Even though parks and other recreation facilities are provided by cities, to-wns, to-wnships, and school districts within the county, there is still a need for overall coordination under the provisions of Act 261. While it is easy for a county park commission to become heavily involved in the administration and operation of a single park, its primary responsibility still lies with recreation throughout the county. Often a park and recreation commission is appointed when the county board of commissioners recognizes the need, but frequently it is difficult for the commissioners to obtain information necessary for organizing and operating effectively. A number of counties have requested information regarding park rules and regulations. Accorcingly, we have included examples in the Appendix which may guide county park and recreation commissions in organizing their meetings and promulgating rules for the operation of parks. 8 Public Acts of 1965, MCLA46.351-46.357 MSA5.57O(1O1)-5.570(11]...). �18 There is an increasing awareness in Michigan that tourism can make a valuable contribution to the economy. Accordingly, county park and recrea- tion commissions must become sensitive to the mix of services provided by the county and other local units of government. While the first duty may be to provide services to county residents, consideration also should be given to the potential of visitors passing through. We recommend that the Park and Recreation Commission make an effort to establish and continue the liaison Yi.th representatives of the Chamber of Commerce and the various businesses that are recreation and tourism oriented, not only the direct providers of recreation services but also cotels, restaurants, and similar supporting services. ' In view of the increasing interest in and emphasis on tourism as part of the Michigan economy and its potential as part of the Kalkaska County economy, we recommerld that one or more representatives from the tourism industry in the county be included on the Park and Recreation Commission. Review of Kalkaska County Recreation Plan. The Department of Natural Resources, Recreation Services Division, has prepared a basic format for community recreation plans. This format is designed to guide people pre- paring such plans in an orderly step-by-step procedure that will enable them to prepare a plan that is responsive to community needs. The use of a stan- dard format for all recreation plans submitted to the Department of Natural Resources enables the plan to be quickly reviewed and compared. The draft of the Kalkaska Plan was reviewed at the request of Janet DeRosa, Community Economic Development Corporation. The review has been completed and found that while the plan is generally good and seems responsive to community needs, some of the elements were out of place in the format and certain �others needed more detail to strengthen them as a basis for submitting requests for funding. Recreation Plan Elements. 1) Plan review and adoption: This is well done and thoroughly documents the adoption of the plan by local authorities. 2) Administrative Structure: This was out of place in the original fonnat and should be moved up to number 2. In addition, a graphic flow chart with lines and boxes is recommended by the state guidelines. This flow chart should then be supplemented by a detailed statement of methods and procedures in more detail than the present "functional administrative methods". 3) - Community Description (including both cultural and physical items): Population data and use of maps is good. A map showing the road system as well as the railroads would be helpful. In addition, the maps found under "short-range soals and objectives", including the Kalkaska County zoning key and the NE, NW, SE, SW, county maps, would seem to be more logically included in this basic section. A single map sho'-!ing the location of the short-r3nge projects within the county included in that section. 4) Recreation Inventory. This inventory should include both indoor and outdoor facilities, public/quasi-public/private facilities and school facilities if such gymnasiums, swimming pools, etc. are available to the public: This section of the plan covers private recreation areas, but the transportation map included should have a title relating it to the private recreation areas printed directly on the :nap . The section also includes state and federal park and recreation facilities, charts showing available recreation activities both indoor and out. S) Recreational Deficiencies (what is needed): The community survey on recreational needs is good and is one of the methods recommended to determine deficiencies by the state guidelines. However, it is also beneficial to compare general standards relating facilities to population (i.e., softball diamond for each 3,000 population) with the existing inventory. Al:-so, comparison can be made with number of facilities operated by similar communities. Finally, additional needs can be determined by projecting population/income figures. �6) Long-Range Goals. Items here direct the agency's future development of recreation and facilities and programs for the next 10 years or longer. As such, they express broad guidelines and indicate creative foresight for future planning and action. This usually include identification of areas for future land acquisition and additional development based on the needs identified on the statement of deficiencies: The identification of the fairgrounds project vith a proposed indoor svimming pool is just such a long-range goal that vill be gradually achieved through a series of projects. Long-range goals are not limited to the county as a whole since individual communities and toYnships may also have formulated long-range statements of goals such as to develop a syste~ of planning, to develop a system of community input for more responsive recreation programming. 7) Short-term objectives. Short range objectives are ordinarily achievable vithin a four or five year period. be specific, measurable, and realistic. They should also In many recreation plans dollar estilllates have been prepared reflecting costs if the projects are to be implemented vithin the next fev years: Do the numbers and listing of the short-term objectives reflect priority? The map references are not clear. As I indicated above, it vould seem that many of these nicely detailed maps belong more effectively in the community in No. 3 community description section and a single map with large numbers would be used to key in the location of the short-tenn objectives and their associated projects. 8) Action and financial nrogram. Ordinarily this section includes a list of priorities and a funding schedule, year-by-year, for not more than a five year period: This section is weak and does not strongly reflect the ability of the county and local communities to supply local contributions as well as in kind support for the projects. A short sectJon indicating the past history of funding for perhaps a five year period, and then projecting for a similar five year period with proposed �.. dollar allocations vould strengthen this plan. This is particularly advantageious where a project might be tracked over a three year period, with land acquistion in the first year, grading walks and roads and plantings in the second year. and a building in the third year. The table of contents should be redone to reflect the recommended changes in format and finally add the page numbers which will make the plan easy to access by either Kalkaska County staff or other interested parties. Additional questions may occur and either the Recreation Services Division of DNR or our office would be glad to help you. �Alternative Funding. Many governmental units are faced with increased taxpayer resistance to higher taxes. Any policy-making board confronted with a request for new services considers three issues: What is to be done, what is the legal authority for doing it, and how will it be paid for. The stresses on the Michigan economy in recent years have forced many local governments into severe retrenchment and austerity. Under these conditions it might not seem feasible to consider further development of recreation facilities if they are to be funded entirely by revenue from property taxes or other general funds. available. However, there are various other revenue sources The Department of Park and Recreation Resources, Michigan State University, and the Recreation Services Division, Department of Natural Resources, State of Michigan, have information on alternative funding and how it may be developed in any community to fund park and recreation services. We recommend that the county Board of Commissioners and the Park and Recreation Commission give serious consideration to alternative funding to continue development and operation of the county park and recreation facilities. Sources include bond issues, usually used for large capital im- provements; gifts and bequests; concession operations paying to the county either a flat annual fee or a percentage of the gross receipts, whichever is larger; revenue sharing; federal block grants; state land trust monies; and the Lind and Water Conservation Fund. Applications for some of these will require an approved recreation plan for the county or appropriate local governmental unit plans which are helpful to a park and recreation commission in allocating resources as well as obtaining alternative funding. Many of these monies are matching funds and are therefore heavily dependent on support by the local community. �23 .. Lake Skegemog Natural Area. around the edge of the lake. This area is largely a floating bog It has great ecological significance, is almost surrounded by public land, and is worthy of preservation as a unique natural resource. We recommend that a sc :~entific study be made to determine the area's ecological nature, assess its unique quality, and make recommendations for its operation and development. Rugg Pond Development. With the decision to repair the dam and preserve the pond it becomes advantageous to tie in some public recreation land to the area. An application has been made to the State Land Trust Fund to assist in purchasing approxi!Ilately 40 acres of adjoining lands. This area has a potential for developoent as a campground and as a da~-use site. For the latter purpose there should be boat access points 'W'ith supporting facilities, picnic sites with restrooms and playground equipment, and enough landscaping to ensure that the area will provide an attractive and enjoyable recreation experience. Considering that there are relatively few campgrounds in the area (Log Lake County Park, Kalkaska Campground, and Fife Lake Campground), a rustic campsite might well be included in the master plan for the 40 acres adjoining Rugg Pond. Rental fees could help cover operating costs and as such would be an alternative funding source. Log Lake Park. With the increased pressures of tight budgets and stricter accountability has come the need for careful procedures in collecting and handling money from public operations. Visitors should be notified of fees and charges for recreational services, and uniform policies should I be followed by all employees in collecting the funds and properly re~ording all receipts and revenues. �We recommend that at Log Lake Park the fees for use of the pavilions, bathhouse, and public campground be prominently posted and printed in any promotional materials distributed to the public. These should be in accordance with the fees and charges approved by the Park and Recreation Commission. In addition, there should be uniform policies established for collecting money, issuing receipts to campers and pavilion users, and turning in the monies in accordance .nth the financial policies of the county. The quality of any recreational experience is determined in large measure by the user's perception of employee attitudes. are kno't.1n as "hospitality." Collectively these Favorable first impressions are necessary to ensure repeat visits, and it is on these that the success of most recreation enterprises depend. We further recommend that the Park and Recreation Commission consider obtaining help in developing this "hospitality" among the park and recreation employees and managers operating the county facilities. Another key factor in providing safe and enjoyable recreation is the maintenance of facilities. For this to be carried out in a systematic and effective manner, a maintenance plan is essential. Such a plan for Log Lake Campground, if prepared and acted upon, would eliminate the problems observed on our visit there. Street tree plan for the city of Kalk.ask.a. Street trees have been planted in many communities to enhance overall appearance, provide shade for residents, serve as wind breaks, and provide other environmental benefits. However, the full advantages are seldom realized if the matter is left to the whim of individual property owners. Some .nll plant no �trees, others will plant and maintain them well, still otners will let them become public hazards. Just as design plans and maintenance are essential for the effective operation of parks, so a street tree plan is essential if a community is to realize the maximum benefits of the trees planted on its public right-of-ways. We recOtIIl!lend that the city of Kalkaska, assisted by the County Extension Director, take steps to have a street tree inventory and master street tree plan completed for the city. This vill protect those using the streets .from undue hazards and vill enhance the living quality of the city over the long run. Tourism. While we recongnize that Kalkaska does not have the specta- cular scenery of Grand Traver:;e Bay or the large resort developments of the ski country to the north, we believe the county could take advantage of its position in the center of a ring of outstanding natural attractions for tourist. For example, the county could provide accommodations for travelers to the Traverse City and Torch Lake areas. Within 50 miles of Kalkaska are seven major resort areas, and strategy based on "being in the center of things" could contribute strongly to the tourism potential of Kalkaska County. For example, a fev miles vest of Kalkaska are the magnificant nev golf courses of the Grand Traverse Resort, vhere a wide variety of cultural and waterfront activities also are available. Grand Traverse Resort vill un- undoubtedly develope as a t'ecognized convention center, yet there may be people vho \JOuld prefer to bring their family to the relative quiet of Kalk.ask.a County and commute to the convention and other cultural features of the area. An overall marketing strategy could emphasize Kalkaska County �. ., -,. as a serene base and time-travel maps could show what was readily available but .nthout the stresses of staying in the busier areas. The Manistee and Boardman rivers offer a strong potential for canoists kayak, and small boat enthusiasts. Si:1ce most of the river flo.._, is through state land, it should be possible to s,~rve those people who are "responding to nature" and wish to be in tune with the natural woodlands and water of northern Michigan. We recommend that planning be initiated for a system of canoe trails and rest areas, coordinated with existing access points. Supplementary points should be added where needed. Apparently no guide services are offer~d within the county to assist visitors who w:~sh to enjoy a great fishing experience but, ~nlike local residents, have no chance to study the streams in detail. We recommend that, as part of overall tourism development, efforts be made through the Chamber of Co11IID.erce or touriS111 organization to develop a corps of qualified people who could be interested in guiding as a part-time occupation. Options in tourism organization The potential contribution to the county economy from tourism is so critical that the Board of County Commissioners should consider alternatives in the organized effort to promote tourism. One option is to assign this function to the Park and Recreation Commission. services from the Chamber of Commerce. Another is to request such A third and probably the most feasible lies in the comination of the tvo in order to ensure coordination efforts. We recommend that the Board of County Commissioners and county'staff give serious consideration to formulating a statement of goals for touriS1D �• I in Kalk.ask.a County and enlisting the aid of representatives from the private sector. From this initial goal setting session, assisted by the County Ex- tension Director and the Economic Development Council coordinator, can come a final decision on the optimum "mix" bet'W'een public and private sector responsibility. This may take the fonn of a special task force or advisory council on tourism for Kalkaska County. �~PENDIX �Rules and Regulations Rules and regulations outline the administrative procedures and relationships to be followed by recreation and park officials and staff. In other W'Ords, they spell out what things are to be done, when, how, and where . Every recreation and park system should adopt a sound set of rules and regulations to guide action in the conduct of its business. Rules and regulations that are generally found in recreation and park agencies cover topics such as affirmative action and hiring, emergency procedures, environmental controls, fiscal controls, gifts and donations, personnel conduct, purchasing, use of facilities and equipment, and the like. The personnel rules and regulations of the Department of Parks of the City of New York spell out its provisions in a booklet that covers the follm,dng. Article I. Section 1 Section 2 Section 3 Section 4 Section 5 RULES OF CONDUCT FOR EMPLOYEES General Provisions Behavior and Conduct of Employee Injuries and Accidents Sustained by the Employees or the Public Violation of Park Rules and Regulations and .Vandalism on Park Property Uniforms Article II. Section 6 Section 7 Section 8 Section ~ Section 10 RULES GOVERNING VACATION, ABSENCES, LEAVES AND OVERTIME Notification of Inability to Report for Duty Leave of Absence Vacation Hours of Employment and Overtime Tardiness Article III. Section 11 Section 12 Section 13 Sect:~on 14 Section 15 Section 16 Section 17 Section 18 GENERAL INFORMATION FOR EMPLOYEE Transfers Probation Service Ratings Salary and Salary Increments Pay Check and Deductions Health Insurance Plan Veteran's Preference Grievance Procedure Lynn S. Rodney and Robert F. Toalson, Administration of Recreation, Parks and Leisure Services (New York; 19?1). John Wiley and Sons. �29 LANSING PARKS AND RECREATION DEPARTMENT POLICY ANO OPERATIONS MANUAL ISSUED 4/15/76 REPLACES PAGE 1 SECTION OF 2 COOE Park Board 1.2 SUBJECT PARK RULES 1. No person except employees in the course of their work shall cut or break, dig up, remove, mutilate, injure or carry away any tree, shrub, plant or flower (wild or cultivated) or any ctr.er personal or real property of whatsoever nature in, upon or belonging to any parks,. playgrounds or boulevards in the City of Lansing or under its control or in any street, avenue or highway, in or adjacent to or around the same. 2. No person shall use any obscene, profane or indecent language or make any loud outcry or in any way make a disturbance of the peace; or be guilty of any disorderly or indecent concuct; nor shall any person have in his or her possession, use, or be under the influence of intoxicating liquors. 3. No person, finn or organization shall be allowed to canvass or solicit subscriptions of money, peddle or sell materials, wares or foods within the limits of any park or playground without pennission from the Park Board. See Section 24.2 Lansing Ordir.anc~ Code. 4. No person shall attempt to preach aloud or make any speech or oration without a special permit from the Park. Board. 5. No person shall carry any rifle, gun or other firearm of any kind within the parks and playgrounds of the City of Lansing, nor shall any person fire, discharge or set off any rocket, crack.er, torpedo, squib or other fireworks or anything of an explosive nature without special permission from the Park Board. 6. No basin, pool. la~e or fountain shall be fouled by stone, wood, glass or any othir substance. 7. No fish, fowl. squirrel, bird or animill, either captive or at large, shall be killed, caught, molested or disturbed except as the Park Board may see fit to order the same to be done. 8. No dog or other domestic animal shall be allowed to run at large or on leash over the grounds or grass plots of any PO$TED park or boulevard, except by p~rmission of the Park Board. 9. No person except employees in the course of their work shall enter any building, place or enclosure upon which there is a sign "No Admittance" or "No TrespassingN or sign of similar intention. �LANSING PARKS AND RECREATION DEPARTMENT ·., POLICY ANO OPERATIONS MANUAL ISSUED 4/15/76 PAGE 2 SECTION REPLACES OF 2 COOE Park Board 1.2 SUBJECT PARK RULES 10. No person shall deface or injure any building. notice or placard within any park, boulevard or playground placeG there by the authority of the Park Board. 11. No person except employees under instruction shall build. kind1e or start any fires in any of the parks except where special provisions have been made for the use of picnic parties for cooking or heating food, coffee, etc. except by special pennissior. of the Park Director. 12. No person shall deposit or cause to be deposited, any rubbish or refuse in or upon any public park, playground or boulevard. Waste paper, sacks and other litter where used in the parks are to be deposited in waste baskets provided for that p~rpose. 13. No person shall enter park lands or buildings ~here special activities are in operation, without complying with the rEgulations for the use . of same and/or paying such fee as is required. 14. No person shall use park areas other than regularly established golf grounds for driving, chipping or putting of golf balls. 15. Unless otherwise provided parking is prohibitec in the Parks after 11:00 p.m. and lights must be left on parked cars after sundown. 16. Persons visiting the par~s after sunset will bE required to use the park benches provided for their use and shall not sit or lie upon any grass plot or so roove the park seats as to interfere or injure any flowers or shrubbery bed in such ~grass plot. 17. Power driven model airplanes shall not be floo,.-n in any area in any park unless that area sha11 be set apart and so designated by action of the Park Department. 18. No trucks, traction engine or trailers shall be allowed on the park highways except as necessary for park maintenar.ce. 19. No person other than employees in the course of their work shall ride or cause to be driven any rrotorized vehicle, automobtle, motor scooter, motorcycle, motorized cart or rootorized bicycle on any foot path. sidewalk or any area other than the designated roadway for use of such vehicles as provided. See Section 31 - 106.l Lansing Ordinance Code Authority: - �r f::,r byla".1s •.c~ rule:; :,f 1=:.-JceC:ure f~r a park and recreeti~n C:>mr.lissi:lrl. :~este, 1·:lrc BYLAUS llfD RUU:S OF PROCmJRE OF nu; CaJNTY PARKS AND RD:RE'ATI0H CO-11-CTSSlON I. P:r-ters ~f the C:mr-..issi~n C~unty hrks end Recreeti~n C~-=~issi~n shall The exercise ,uch y.,wers and perform such duties as are auth~rized and pr:,vide~ by the statutes a.od the laws of the State of Y..ichigan under >.ct No. 261 of the P-lbllc Acts of 1935, as aoended, and the -------- County ]:::iard of Commissioners Resolution --------, establishing said Co!Il.'nission. II. dated Officers of the Corrnission ' The C:xm:c.:ission shall elect a President, a Vice-President, a Secretary, and such other officers as the C:::moission shell deem necessary, who shell be elected by the C:rmissi~ners at their reguler e!lr.ual meeting held on the second Thursday in January ::if eed1 year. n-1e C:ru.nty Treasurer she..11 be the Tre~surer of the Co.r:r:ission. III. D..lties of the President (e) '!he President shall preside et all meetir.fs of the C~ission anQ shall have a vote up~n ell res~lutions es a Co=issioner. (b) He shell sii;n, vi th the Secretary, in tlJe naoe ::f the ----- Coc...,ty ~~ks end Recreation C:ir!lr.lission, all contracts end legal ~~CU.':'lents eutt~ri~ed by the C:n::i~sion_(c) He sh&ll V1=P:>int such c:,m::;ittees,as established by the C:::c;::issi:in e~d shall serve es an exoffici~ meober. 1 IV. D.lties :,f the Vice President ln the ever.t tile :,ffice :,f President shall bec:r.i;e vocant by de~th, re~i,;nsti:m or Jt.l1en1jsL, :ir in the t'Ver.t of tht: abse:ict :f the �JL . v. The Secretary ahall perfo::::in the u~ual duties of his :>N'ice, anci auch other duties u the C::xnciui~ may direct. '.Ibis, am~g :ithe.r things, ,peci!ically includes the f:ill:rwi..ng: (a) He ahall attend a.l.l ~eetin,;s of the C::xnmission and keep the minutes :if such meeti~s. He shall have cust:>dy :if the minute b:iok and :,f any c:irp:irate seal or the C::mrlssi:in. (b) Be shall be the cust:>dian :,f all rec:rrds., except the ~in.and.al rec::irds :,f the Treasurer, and shall keep, at the :,ffice :,f the C~ssi~, and open t:i l)Ublic examination at all reas:ina'ble times, ell records, maps, charts, plans and dxuments pertaining to the v:irk of the Cc:m:nissi:in. (c) He shall see that all -pr:iperty acquired is vested in the ~ e of the Cam:issi:in. He she..11 notify the Treasurer when any suc:.h property is disp:ised of for cash consideration :ir othel"'rlise. He she..11 m.eintain rec:irds :,f ell pr:,perties ecquired in the n::-J!le :,f the C,;:,unty of ------- for the Parks and Recreation C:lt?lmission. (d) He shall sign, vith the President or Vice President, in the name :,f the C~issi:in, all contracts and lesal ,bcUI:ients auth:irized by the C~issi::m, end '\-Then necessary shall affix the c:irp:irate seal theret:i. (e) The C~ssi:in may app:iint an Assistant Secretary \lh:> shall perf:irm such duties -pertaining to the office of the Secretary as the C::xnmission may euth::n-ize. VI. Duties of the Treasurer The Treasurer shall pe:-f::ir~. the 'l;::ual dutie~ :,f hi~ office, anc! sh!ll �pr:::,pu exercise er their re.sp:::,n.s ibll1 ties. (a) niu, respective atatut:::iry duties . and am~ :>the.r things, includes t.he t i l l ~ : He shall receive all m:>ney due the C:::c:c.iaai:>n tr::c ta.xes' :,r :>ther 1ourc1!S, and shall dep:>si t all auch money in auc.h bank ar ba.nk.s 1.nd 1.c 1uch aeparate acc:>unts, as the C:Q:iiui:::,n may request or appr::,ve. (b) He 1hall keep ~cc::iunting rec:>rds ah:,wing all financial transacti:>ns ~r the Canmissi:>n 1n acc:>rdance Vitb geDerally accepted g:ivernme.ntal pr:>cedure and standards. He sh.a.1.1 make a financial report at the annual meeti.tig of the C::xmtissi:>n and as requested by the Cx::.i,sion shall ~rmit wpecti:>n of all t'inancial records by any Cocmissi:>ner at any reas:>nable tu:e. (c) He 1hill issue ~cher check f:>r tht p&yment ~f obligati::>ns on receipt of pr:,perly authenticatee V:>uchers !'ran the Co~~-:,ll er. I:! there be n:::,t su.fticier.~ m:::iney appr~iated uid awilable, he shall n:::,t issue the v~ucher check until an e:ppr~riation is me.de by the Cc:n.=.!.tsi:::,n. ( d) :Ie shall issue reguli-.r pay checks t~ 1.ll empl:,yees ::in pay- ( e) The ----- C:r.J.nty C:mtr:::,ller s.!'-.i:!1 perform all the euties incident t:> the of~ice :::,f C:x.t~:ller, ~;;r the C:c::.is- t:> the duties, resp:>nsibilities and ~~~hority established by Jct 156 :::,f the Public Acts :::,f Michiet~, 1851, as amended, t~r a c~unty c~ntr:>ller. Vl~ • . • ,:eetings and Agende Meeti11t;s ~f the C:r.-..:nis~ion shall be held ~~~::.ly at the c::,u,nty �34 ... each m::>nth unlesa 0thervi1e atated and n~ a legal baliday, and, 11' a legal b::>lld.ay • then Cll the day t:>ll:,wing t-::r the tn.ll.sacti:,n c! such busineu as u.y be br:>ught before the meeting, :pr:rvid.ed, b:,vever, that the regular monthly meeting ot said C::mcission may be held at such :>ther lxe.ti:lll or place as may be detennined by maj:n-ity of the members :,f nid Ccmnisdon. The regul.ar monthly meeti:cg held 1n the month or January smll c:>nsti tute the :regular annual meeti.Dg or said C~s,1:ui. , The agenda :,f each regular meeting will be circulated by mail to be mailed t:, the membership n::>t l.Ater than tive days prior to said meeting. or VIII. nie age.ndA may be m~ified by a majority vote members present. Special Meetings Special meetings of the C:ximission may be called at any time by the President, er Secretary, er by a majority :>! the 1tembers the C:Gmission at such tillle ~ -:,f place as may be deened necessary. C:::tm?lissi:mer.s shall be notified 1n m-itiog by certified mail, return recei:pt requested, cf the time, place. and purp-;:,se of all special meetings of the C::m::nission, to be mailed at lee.st tive days prior thereto. Notices :,f special meetings ot the C::cmissi:,n shall s:pecify the business to be transacted at said s~cial meeting and no other business save that specified shall be officially c-=insidered at said special meeting. Any C:::mmissi::>ner shall, however, be deemed t'j have 1mived such notice by his attendance at any such meeting. The total number 'jf meetings f::>r which c:>mpensati:,n can be paid shall not exceed that provided f~r ~embers :,f the County :B:>erJ 'jf Commissioners. ------ �. . IX. 9ii :,rum .• A aaj::zrity or the per1:>n1 c:>nsttutizlg aaid C:muiu1on &hul c:mst1tute a qu:zrum tar tbe tn.nsactioo concurrence ,::,.t 'bU11nes1, and the ct the majority or the C:zm.i.111on ahall '.be auttic:ient t'or the passage :rt &nJ' resolutions, but n:, business a:ball be transacted unless there u in :,ffice at least a maj:xrity :>! the tull number ::,t C:xnm.iaaioners :t'i.:::ed by lav. x. :Rarlla.mentary Practice Order or meetillgs: (a) Call to Order (b) ~eading and Approval. (c) Payment (d) Opp:irtunity 't:rr PUbllc to Address the C::zn:tluion (e) Camunications (t) Di.rector' 1 Staf:t Bep:xrt and ~e~a::nend.ati:>ns or ~r Minutes Bills l. Bew Business 2. Old ~i.llesa 3. Other ~iness (g) Discussion by C::zmu.issi:,n Members (b) /.dj :>urnment '?he rules :)f Parliamentary Practice c::mprised in ~:>be.rt'i Rules or Order" shall govern in all cases 1n '1hich they are n:>t inc:msiittent vi.th the standing rules and :>rders :,f this C:,mmission a.od n:>t c:>ntrary t:> the res:>luti:>n establishing the C::mruission, :xr- a.ny existing 1aw XI. or the State :>f Michigan. .Amendments 'nlese Bylaws may be altered, •~ended, aaded t:> :>r repealed by a maj:>rity of the members~! the Cc:mmis~i~n at any regular meeting of said C::::rrJLissi~n, ~ at any pr,rcrly call~d tpecial meetinG, �,pr:widi.Di a.ey Df auch changes are n:>t 1nc:>ns1.atellt vi.th er •" c::u:1.tr1ven1DC the resolution e1ta'bl11hia& the C:irm!1110ll, er the lavs cf the State 0! Michigan. are mad.e ill said ~lA,.,s a c:,py Provided that before any c.baJliea or the prop:>sed changes sh.all be filed vith the Secretary at leaat te.n (10) days prior to the meeti..cg at which action thereon 11 to be taken, and the Secretary &hall •end • caw ot aaid pr~:,sed cbllllges by certified mail to each C:mmissioncr at least five (5) da.ys prior to said meeti.Dg t::>gether with vri tten notice ot the time and place or such meetings. Fl:n:ployees '.nle becutive Officer may in accord.a.nee with the authority delegated to him 'by the C:::a:mi.uion, employ or discha.rge a.oy ~ployee or make other special pr:ivisions thereto. XIII. Report The Ca::c.i ssioo ab.all, 0Jl :,r be!::2re the fust day or Much of eve:cy yee.r, su.bir.i t a vri tten report to the ~ d o! the County or --------or contain a statement of the doings or Commissioners Michige.n, 'Which rep:lrt shall the C:cclssi:m curir..g the precedilla calend~ yu.r. I, -------------, Secretary o! the -------- County Parks and Recreation C:zncission, do hereby certify that the ab:,ve is a true copy of the ~ylaus, made, appr:,ved, and effected _ _ _ _ _ _ _ _ _ _,19_. Secretary County ~rr_s i Recreat i on Ca:r.lissi~n. �I I Dm • evie asken _,._. -- .._, architect: � 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 Kalkaska-County_Master-Recreation-Plan_1985 Creator An entity primarily responsible for making the resource Kalkaska County Parks & Recreation Board, Kalkaska County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1985-10 Title A name given to the resource Kalkaska County Master Recreation Plan Description An account of the resource The Kalkaska County Master Recreation Plan was prepared by the Kalkaska County Parks & Recreation Board and approved by the Michigan Department of Natural Resources in October 1985. Subject The topic of the resource Recreation--planning Master plan reports Kalkaska 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/7d7517aa4d849d72b6c2d013daa38625.pdf c0fd57f907898e3f08efc0fa676620f2 PDF Text Text �, ,J KALKASKA COUNTY MASTER PLAN Prepared By Kalkaska County Planning Commission With the Assistance of Mark A. Wyckoff, AICP David R. Tyler, AICP Robin L. Reed Planning & Zoning Center, Inc. 302 S. Waverly Road Lansing Ml 48917 517/886-0555 517/886-0564 FAX December 1995 �Kalkaska County Ralph Peck, Zoning Administrator Planning/Zoning Commission Donald Cotton Robert Guyot Ill Robert Ingersoll Virginia Lee Robert Mickevicius Cheryl Orton-Burleson Kimberly L. Stewart Ron Strong Charles Weaver Zoning Board of Appeals Howard Dakin Winfield Hansen Robert Mickevicius Cindy Rabish Roger Wendel Shirley Krumlauf, Alternate Ron Strong, Alternate �Table of Contents Chapter One - The Planning Process ................................................................. 1-1 Purpose of the Plan ........................................................................................... 1-1 How to Use the Plan ......................................................................................... 1-2 How the Plan was Generated ........................................................................... 1-4 Location and Jurisdictional Issues .................................................................... 1-4 Chapter Two - Demographic and Economic Profile .......................................... 2-1 Introduction ....................................................................................................... 2-1 Population Profile .............................................................................................. 2-2 Population Migration ......................................................................................... 2-2 Population Density ............................................................................................ 2-2 Households and Size of Households ................................................................ 2-5 Housing and Non-Residential Building Activity ............................................... 2-11 Population by Age ........................................................................................... 2-11 Education ........................................................................................................ 2-14 Economic Profile ............................................................................................. 2-15 Tourism ........................................................................................................... 2-15 Labor Force ..................................................................................................... 2-15 Income ............................................................................................................ 2-18 State Equalized Value ..................................................................................... 2-18 Chapter Three - Physical Environment/Land Use ............................................. 3-1 Introduction ....................................................................................................... 3-1 Natural Features ............................................................................................... 3-1 Topography .................................................................................................. 3-1 Soils ............................................................................................................. 3-1 Lakes and Streams ...................................................................................... 3-2 Wetlands and Drainage Ways ..................................................................... 3-2 Vegetative Cover ......................................................................................... 3-6 Land Cover and Use ......................................................................................... 3-6 KALKASKA COUNTY MASTER PLAN �Urban Land Areas ...................................................................................... 3-12 Residential ................................................................................................. 3-12 Commercial. ............................................................................................... 3-14 Industrial .................................................................................................... 3-14 Institutional ................................................................................................. 3-16 Recreational. .............................................................................................. 3-16 Land Subdivision ....................................................................................... 3-16 Transportation ................................................................................................. 3-17 Existing Conditions .................................................................................... 3-17 Infrastructure ................................................................................................... 3-21 Sewage and Water Systems ...................................................................... 3-21 Water ......................................................................................................... 3-23 Chapter Four - Assets, Constraints, Opportunities and Issues ....................... 4-1 Introduction ....................................................................................................... 4-1 Assets, Constraints And Opportunities .............................................................. 4-1 Natural Resources ....................................................................................... 4-1 Economic Development ............................................................................... 4-5 Infrastructure ................................................................................................ 4-6 Transportation .............................................................................................. 4-7 Land Use Needs .......................................................................................... 4-8 Issues .............................................................................................................. 4-12 Natural Resources ..................................................................................... 4-12 Economic Development ............................................................................. 4-12 Infrastructure .............................................................................................. 4-12 Transportation ............................................................................................ 4-13 Land Use ................................................................................................... 4-13 Chapter Five - Goals and Objectives .................................................................. 5-1 Introduction ....................................................................................................... 5-1 Definitions ......................................................................................................... 5-1 Goal ............................................................................................................. 5-1 Objective ...................................................................................................... 5-1 KALKASKA COUNTY MASTER PLAN �Policy ........................................................................................................... 5-1 Kalkaska County Goals & Objectives ..................................................................... 5-2 Community Character Goal ............................................................................... 5-2 Objectives .................................................................................................... 5-2 Policies ........................................................................................................ 5-2 Residential Development Goal .......................................................................... 5-3 Objectives .................................................................................................... 5-3 Policies ........................................................................................................ 5-3 Natural Resources & the Environment Goal ..................................................... 5-4 Objectives .................................................................................................... 5-4 Policies ........................................................................................................ 5-4 Industrial and Commercial Goal ........................................................................ 5-5 Objectives .................................................................................................... 5-5 Policies ........................................................................................................ 5-5 Public Facilities and Services Goal ................................................................... 5-6 Objectives .................................................................................................... 5-6 Policies ........................................................................................................ 5-6 Transportation Goal .......................................................................................... 5-7 Objectives .................................................................................................... 5-7 " Policies ........................................................................................................ 5-7 Recreation Goal ................................................................................................ 5-8 Objectives .................................................................................................... 5-8 Policies ........................................................................................................ 5-8 Intergovernmental Cooperation Goal ................................................................ 5-8 Objectives .................................................................................................... 5-8 Policies ........................................................................................................ 5-8 Chapter Six - Future Land Use Plan ...................... ;............................................ 6-1 Introduction ....................................................................................................... 6-1 Basis for Future Land Use Plan ........................................................................ 6-1 Future Land Use Map ....................................................................................... 6-1 Agriculture and Forest Land Uses ..................................................................... 6-1 KALKASKA COUNTY MASTER PLAN �Residential ........................................................................................................ 6-2 Commercial Land Use ....................................................................................... 6-7 Industrial Land Use ........................................................................................... 6-8 Recreational Use ............................................................................................... 6-9 Transportation ................................................................................................. 6-10 Infrastructure ................................................................................................... 6-13 Policies ............................................................................................................ 6-14 Chapter Seven - Plan Implementation ................................................................ 7-1 Introduction ....................................................................................................... 7-1 Roles and Responsibilities ................................................................................ 7-1 Planning Coordination ....................................................................................... 7-4 Issues of Greater Than Local Concern ............................................................. 7-5 Relationship to Zoning ...................................................................................... 7-5 Relationship to Subdivision Regulations ........................................................... 7-6 Relationship to Capital Improvements .............................................................. 7-6 Other Implementation Tools and Programs ...................................................... 7-7 Community Development Block Grant Program ............................................... 7-7 Michigan State Housing Development Authority (MSHDA) Programs .............. 7-7 Land and Water Conservation Fund ................................................................. 7-7 Michigan Natural Resources Trust Fund ........................................................... 7-7 The Recreation Bond ........................................................................................ 7-8 Recreation Improvement Fund .......................................................................... 7-8 Local Facility Development Grants ................................................................... 7-8 Land Acquisition Grants .................................................................................... 7-8 Waterways Fund ............................................................................................... 7-8 Road Funds ....................................................................................................... 7-9 ISTEA Funds ..................................................................................................... 7-9 Public Works Financing ..................................................................................... 7-9 Updating the Master Plan .................................................................... ...... .. ...... 7-9 Follow-up Studies and Activities ........................................................................ 7-9 KALKASKA COUNTY MASTER PLAN �List of Figures Figure Page 2-1 Population in Kalkaska County, 1900-1990 ...................................................... 2-1 2-2 Population of Kalkaska County By Age Group, 1990 ...................................... 2-12 2-3 Kalkaska County School Enrollments for the 1990 School Year. .................... 2-14 3-1 Kalkaska Land Use/Cover Classification ........................................................... 3-9 6-1 Land Division - Lot Size .................................................................................... 6-4 KALKASKA COUNTY MASTER PLAN �List of Maps Map Page 1-1 Kalkaska County Communities .......................................................................... 1-5 2-1 Percent Change in Michigan's Population 1970-1980 ....................................... 2-4 2-2 Percent Change in Michigan's Population 1980-1990 ....................................... 2-4 2-3 Michigan's Net Migration, 1970-1980 ................................................................ 2-4 2-4 Michigan's Net Migration, 1980-1990 ................................................................ 2-4 2-5 Total Change in Population* for Michigan Communities 1970-1990 ................. 2-6 2-6 Percent Change in Population* for Michigan Communities 1970-1990 ............. 2-7 2-7 Total Change in Population Density* for Michigan Communities 1970-1990 .... 2-8 2-8 Population Density* for Michigan Communities 1970-1990 .............................. 2-9 3-1 Kalkaska County General Soils Map ................................................................. 3-3 3-2 Kalkaska County Rivers and Streams ............................................................... 3-4 3-3 Kalkaska County Wetlands ................................................................................ 3-5 3-4 Kalkaska County Forest Land ........................................................................... 3-7 3-5 Kalkaska County Land Use/Cover ..................................................................... 3-8 3-6 Kalkaska County Public, Quasi Public and Private Recreation Lands ............ 3-11 3-7 Kalkaska County Land Use/Cover (Urban) ..................................................... 3-13 3-8 Village of Kalkaska Land Use/Cover ............................................................... 3-15 3-9 Land Divisions and Ownership in Coldsprings and Excelsior Townships from Plat Maps, 1981 and 1993 ...................................................................... 3-17 3-10 Kalkaska County Existing Transportation Network .......................................... 3-18 3-11 Percent of Michigan Households Connected to a Sanitary Sewer System, 1990 ............................................................................................. 3-22 3-12 Percent of Michigan Households Connected to a Septic System, 1990 ......... 3-22 3-13 Percent of Michigan Households Connected to a Municipal Water System, 1990 ............................................................................................. 3-25 3-14 Percent of Michigan Households Connected to a Water Well, 1990 ............... 3-25 4-1 Michigan Sites of Environmental Contamination, 1993 ..................................... 4-4 4-2 Future Change in Number of Second Homes in Michigan 1990-2020 ............ 4-10 KALKASKA COUNTY MASTER PLAN �6-1 Kalkaska County Future Land Use ................................................... ................ 6-3 6-2 Village of Kalkaska Future Land Use .................. ................. ............................. 6-6 6-3 Kalkaska County, Existing & Proposed Transportation Network ..................... 6-12 KALKASKA COUNTY MASTER PLAN �List of Tables Table 2-1 Top 10 Michigan Counties with Highest Percent Change in Population Page 1970-1980 .................................................................................................... 2-3 2-2 Top 10 Michigan Counties with Highest Percent Change in Population 1980-1990.................................................................................................... 2-3 2-3 Kalkaska County Population and Population Density Change, 1970-1990 ....... 2-5 2-4 Number of Second Homes in the Northwest Region, 1960-2010 ................... 2-10 2-5 Michigan Counties with the Highest Increase in Households 1980-1990 ....... 2-1 O 2-6 Kalkaska County Building Permit Activity, 1983-1994* ................................... 2-11 2-7 Kalkaska County Shifts in Key Age Groups, 1980-1990 ................................. 2-12 2-8 Michigan's Top 10 Counties, By Percent Change, With Residents Under 18 Years of Age, 1970-1990* .................................................................... 2-13 2-9 Michigan's Top 10 Counties, By Percent Change, With Residents 19-64 Years of Age, 1970-1990* ......................................................................... 2-13 2-10 Michigan's Top 10 Counties, By Percent Change, With Residents Over 65 Years of Age, 1970-1990* .................................................................... 2-13 2-11 Oil and Gas Production in Kalkaska County, 1981-89 .................................... 2-16 2-12 Kalkaska County Employment, by Sector and by Share of State and Regional Employment, 1991 ...................................................................... 2-16 2-13 Employment and Employment Change, Michigan's Northwest Region 1986 and 1991 ........................................................................................... 2-17 2-14 Percentage Change in Employment, by Sector and County, Northwestern Region, 1986-91 ........................................................................................ 2-17 2-15 Per Capita Incomes for Michigan's Northwest Region, 1980, 1984, and 1989 .................................................................................................... 2-18 2-16 State Equalized Valuation, Kalkaska County by Township, 1991, and Percentage Change, 1984-91 .................................................................... 2-20 3-1 Kalkaska County Land Use/Cover Classification ............................................ 3-10 3-2 Land Use/Cover Acreage for Kalkaska County Communities, 1978 ............... 3-12 KALKASKA COUNTY MASTER PLAN �3-3 Distribution of Businesses by Sector, Kalkaska County, 1989 ........................ 3-14 3-4 State Truckline Vehicle Miles of Travel (Millions) ............................................ 3-19 3-5 Current and Projected Average Daily Traffic ................................................... 3-20 3-6 Number of Public Sewer and Private Septic Systems* in Kalkaska County 1980-1990.................................................................................................. 3-23 3-7 Number of Public Water Systems and Drilled or Dug Wells in Kalkaska County, 1980-1990 .................................................................................... 3-24 4-1 Public Land Acreage as a Percent of Total Land Acreage in Michigan's Lower Peninsula Counties, 1990 ... :............................................................. 4-2 4-2 Total Population of Kalkaska County, 1990 and 2020 ...................................... 4-5 4-3 Kalkaska County Population and Land Use Projections for the Year 2020 ...... 4-9 4-4 Kalkaska County Employment and Non-Residential Land Use Projections, 2020 ....................................................................................... 4-11 4-5 State and Federal Public Lands in Kalkaska County, 1990 ............................ 4-11 6-1 Kalkaska County Road Commission 20 Year Plan/Needs .............................. 6-11 7-1 Principal Responsibilities of County, Village, and Township Planning Commissions Related to Planning & Development Regulation ................... 7-2 7-2 Principal Responsibilities of Village Councils/Township Board of Trustees/ County Board of Commissioners Related to Planning & Development Regulation .................................................................................................... 7-3 KALKASKA COUNTY MASTER PLAN �Chapter 1 THE PLANNING PROCESS Purpose of the Plan This Master Plan is intended to guide policy and decision making for future land use, infrastructure and public service decisions within Kalkaska County. The Plan identifies key planning issues, goals, objectives and policies which are instrumental to its implementation. Background information, analysis and recommendations provide a context for informed decisions. Proposed future land uses and policies presented in this Plan were developed based on a combination of the natural capability of the land to sustain certain types of development; the important natural functions of unique land and water resources in the area; the future need for residential, commercial and industrial land uses; the existing land use distribution, including the State Forest areas; the relationship of undeveloped lands to existing community character; and the desires of local residents and public officials as expressed through surveys, interviews, and a Countywide visioning session . This Master Plan is adopted pursuant to the authority of the County Planning Act, PA 282 of 1945. This Act provides for the preparation of a basic plan to promote the community health, safety and welfare through provisions for the use of land and resources and the assurance of adequate public facilities and services. The Kalkaska County Master Plan is prepared as a foundation for, and depends primarily on, the County's Zoning Ordinance, subdivision regulations and capital improvement program for its implementation. It is hoped that cooperation with local planning commissions within the County will result in compatible local land use plans so that a coordinated approach will be achieved. Although this Plan states specific land use development policy and proposes specific land use arrangements, it has no regulatory power. There is growing recognition among local jurisdictions that an independent approach to physical planning, which focuses exclusively inward, is inadequate to address many of the emerging trends and issues which cross jurisdictional boundaries. Issues like air or water quality, infrastructure, transportation, environmental conservation and land development impacts are becoming difficult, if not impossible, to address on an individual jurisdiction basis. At the same time, each political jurisdiction recognizes its obligation to maintain, if not improve, the quality of life for its seasonal and year round citizens. As a result, a sustainable future depends on partnerships founded upon pursuit of mutual goals. This plan is based on a philosophy that each jurisdiction in Kalkaska County is better able to address its unique economic, social and physical development problems and opportunities if a common framework can be established for making individual decisions. Coordination and cooperation between local units of government can maximize the benefits on future land use and infrastructure decisions. The result will be KALKASKA COUNTY MASTER PLAN 1-1 �a new direction for land use planning which will enhance the quality of life for all residents of Kalkaska County. This Plan is intended as support for the achievement of the following public objectives, among others: • To protect and promote the public health, safety and general welfare; • To protect and preserve the natural resources, unique character and environmental quality of the County; • To maintain and enhance employment opportunities and tax base of the County • To promote an orderly development process which is coordinated with the County's ability to provide services and which permits public officials and citizens an opportunity to monitor change and review proposed development in a reasonable manner; and • To conserve and protect property values by avoiding incompatible uses; • To provide information from which to gain a better understanding of the County, its interdependencies and interrelationships, and upon which to base future land use and public investment decisions. How to Use the Plan The Master Plan is organized into seven chapters, beginning with this introduction. The second chapter is a demographic and economic profile of trends and conditions influencing the County. The unique character and natural features of Kalkaska County are described in Chapter Three, as well as existing lands uses. Chapter Four looks at existing and proposed public services, facilities and transportation systems in the County which will influence future land use and infrastructure decisions. Chapter Five defines goals, objectives and policies and Chapter Six looks at future land use and policy statements. Strategies for implementation are presented in Chapter Seven, including special tools and financing techniques. This Master Plan will assist elected and appointed officials when making choices between competing interests by serving as a guide for decision making. The recommendations of this Plan can be a reference tool for local jurisdictions when performing the duties and responsibilities set forth by State law, primarily relating to physical development. It is anticipated that this Plan will be consulted in the following situations: KALKASKA COUNTY MASTER PLAN 1-2 �• Reviewing, coordinating or preparing specialized plans which address a particular subject (like housing) or geographic area (like a neighborhood) within the County; • Administration of land regulations, including zoning and subdivision control ordinances. Applications for rezoning, variances, or special use permits should be evaluated not only in terms of specific zoning ordinance standards, but also in terms of how well the proposed action would help attain the goals and objectives of this Plan, fulfill its policies and be consistent with the Future Land Use Map; • Preparation and review of capital improvement programs and the public works projects of other local agencies, to encourage consistency with the Plan; • Promotion of the public interest in and understanding of the planning process and Plan implementation; • Consulting with public officials, utility companies, civic, educational, professional and other organizations concerning implementation of the Plan. (see sidebar containing a comprehensive list of when to use this Plan.) When to Use this Plan A list of the principal issues for which guidance from this Plan is likely to be sought are presented below. • as the basis for more detailed township and village plans and development ordinances • as a frame of reference for private investment in the County • as a guide to village, township and county public facility and infrastructure decisions • as a guide to the Kalkaska County Planning Commission in fulfilling its responsibility to review proposed public facility expenditures for consistency with the Comprehensive Plan • as a guide to the County Planning Commission fulfilling their statutory responsibility to review township plans and zoning amendments • as a guide to preparing measures to protect sensitive environmental areas • as a guide in protecting air and water quality • as a guide to improved long term resource management decisions, especially with regard to renewable resources, and critical plant and animal habitats • as a base reference for joint or separate village, township, county grant activities • as an organization plan for county program expenditures • to stimulate and facilitate intergovernmental cooperation (e.g., among not only the County and local units of government, but also: private and semi-private organizations, area schools, the DNR, the Soil Conservation Service, adjoining counties of Governments, etc.) • to define issues of greater than local concern and establish appropriate mechanisms to deal with those issues, including but not limited to: • solid waste and recycling facilities • utility and sewage disposal sites • large scale development • fire/emergency services • affordable housing. KALKASKA COUNTY MASTER PLAN 1-3 �How the Plan was Generated In May, 1994, the Planning and Zoning Center, Inc. was selected to assist the County Planning Commission in the development of the Master Plan to satisfy both short and long range planning issues in the County. This is the first Master Plan for Kalkaska County. The County Planning Commission had worked for several years on background analysis and goals development before retaining consulting services. The planning process included the identification of critical trends and conditions facing Kalkaska County and its residents. Information was generated based on working sessions with County officials, residents and other local participants. A "visioning" town meeting provided all interested residents an opportunity to comment on their aspirations and desires for the future of the County. Data was collected and key natural resource and land use information was mapped. Phase two consisted of examining key information and findings from the data collected with input from the County Planning Commission. A Future Land Use Map was prepared. The results were combined into a Master Plan which incorporates data, analysis and goals and objectives for the future of Kalkaska County. Strategic policies are also presented as refinements to the goals and objectives and will serve as a foundation for future implementation of the Kalkaska Master Plan. Refinements to the draft Plan were made following a public hearing on July 26, 1995. Location and Jurisdictional Issues Named in 1843, the County was originally called Wabassee, which honored a Potawatomi chief. Located in the northern lower peninsula of Michigan, Kalkaska County is situated within some of the State's most natural settings, drawing many seasonal visitors to the area. Traverse City is located only 20 miles west of Kalkaska County and the City of Detroit is 230 miles southeast, or little more than a four hour drive. Surrounding counties include: Grand Traverse County to the west, Crawford County to the east, Antrim County directly north and Missaukee to the south. Major transportation routes through Kalkaska County include US-131, traversing the northwest section of the County; M-66, running north and south; and M-72 running east and west. Kalkaska County contains thirteen jurisdictions, one village and twelve townships. Of special significance is the Village of Kalkaska, serving as the commerce center for the County (see Map 1-1 for the lnterjurisdictional Context).There is a broad array of issues that extend beyond the boundaries of any one jurisdiction and decisions made by one jurisdiction are often affected by the decisions made by other jurisdictions. For instance, air and water conditions in Kalkaska Township, will impact the quality of life and natural environment in Rapid River Township. Conversely, a large-scale industrial development in Orange Township could have large impacts on Kalkaska and other nearby townships. Intergovernmental communication and coordination are essential when planning for the future of a county. Effective integration of the policies of this Plan KALKASKA COUNTY MASTER PLAN 1-4 �with existing regulatory and planning documents in the County will require an ongoing commitment to intergovernmental cooperation. Zoning issues are also important when thinking in terms of intergovernmental cooperation. It is important to keep all local governments informed of proposed changes to this Plan or of its regulatory instruments and encourage their input prior to changes. Currently only two townships (Garfield and Blue Lake) and the Village of Kalkaska have master plans. Four townships (Garfield, Blue Lake, Clearwater, and Boardman) and the Village of Kalkaska have adopted zoning ordinances. County zoning applies in the rest of the Townships. Map 1-1 KALKASKA COUNTY COMMUNITIES CLEARWATER TOWNSHIP VILLAGE OF KALKASKA RAPID RIVER TOWNSHIP 0 I COLD SPRINGS TOWNSHIP EXCELSIOR TOWNSHIP KALKASKA TOWNSHIP BOARDMAN TOWNSHIP SPRINGFIELD TOWNSHIP BLUE LAKE TOWNSHIP BEAR LAKE TOWNSHIP ORANGE TOWNSHIP OLIVER TOWNSHIP GARFIELD TOWNSHIP KALKASKA COUNTY MASTER PLAN 1-5 �Chapter 2 DEMOGRAPHIC AND ECONOMIC PROFILE Introduction The history of Kalkaska County is directly linked to the natural resources found in the region. During the nineteenth century, when Michigan was experiencing its lumbering boom, Kalkaska County attracted individuals who harvested pine and hardwoods. After clear-cutting nearly the entire County, cutover lands were converted into farms, and potatoes and apples became important to the County's economic base. Historical population in the County is illustrated in Figure 2-1. During 1900, and as the lumbering boom began fading and moving further north, the County population was at its record high with more than 20,000 people. That number declined steadily until 1940. Population in Kalkaska County began an upward trend beginning in 1970 and has continued to increase every decade since. It is expected to continue increasing into the future. The County's growing population base attests to the growth of northern migration patterns, especially in and around areas with significant natural resources. Local government, manufacturing , the oil and gas industry, and retail trade and tourism are the major employment sectors in the County. With more than 275 miles of streams and rivers and 85 inland lakes, seasonal tourism and recreational activities provide jobs and contribute to the overall economic well being of the County. Figure 2-1 POPULATION IN KALKASKA COUNTY, 1900-1990 14,000 12,000 10,000 C 0 8,000 C. 0 C. 6,000 .:: ca :i 4,000 2,000 0 1900 1910 1920 1930 1940 1950 1960 Source: U.S. Bureau of the Census KALKASKA COUNTY MASTER PLAN 2-1 1970 1980 1990 �A review of historic and existing conditions in Kalkaska County provides an opportunity to look at factors which have influenced, and will continue to influence, the patterns of land use and development. Examples include recent population growth patterns, land development trends, public land holdings, and natural features - all of which contribute to the basic fabric of the County and serve as the base conditions for creating a common framework on which to build a Future Land Use Plan. Population Profile The number of new residents in Kalkaska County has increased significantly since 1970. The largest increase in population happened between 1970 and 1980 when the number of County residents more than doubled from 5,272 to 10,952. While much of the population increase can be attributed to the boom in the gas and oil industry, other likely reasons may be due to an increase in the number of seasonal residents or second home buyers. This 20 year population increase is reflective of the growth which is occurring in much of the northern lower peninsula. Table 2-1 illustrates Michigan's top ten counties showing the highest percent change in population between 1970 and 1980. From 1970 to 1980, Kalkaska County had the highest percent change in population in Michigan. Adding 5,680 new residents, Kalkaska County increased population by more than 107 percent. With the exception of Livingston County located near the metropolitan area of Detroit, all counties listed in Table 2-1 are located in the northern lower peninsula. Between 1980 and 1990 Kalkaska County population increases were still rising as 2,545 more people moved into the County for a 23.2 percent increase. (See Table 2-2.) Regionally, Table 2-2 illustrates the state-wide population change. The largest percent increases in the number of residents occurred in the northern lower peninsula between 1980 and 1990, growing by nearly 30% in some areas. Maps 2-1 and 2-2 illustrates on a state-wide basis where the percent change in population is occurring. Both maps reveal that population increases are taking place at higher percentage rates in northern counties rather than in more urbanized areas of the southern half of the State. Population Migration Population growth is the result of natural increases (more births than deaths) and new residents moving into the area (migration). Migration Maps 2-3 and 2-4 illustrate where people moved to and where people moved out of between 1970 and 1990. Both maps reflect recent patterns of growth in Michigan's county population numbers, confirming the emerging population shift to northern areas. Population Density A review of population densities in Kalkaska County by minor civil division (MCD) shows where county population is concentrated and where it is growing. Table 2-3 breaks down population and population densities by MCD. Kalkaska Township experienced a 373.8 percent increase in total population between 1970 and 1990. It also saw the highest percent change in population density between that time. Average density went from 6.9 persons per square mile in 1970 to 32.9 persons per square mile in 1990, an increase of 376.8 percent. All local jurisdictions in Kalkaska County had an increase in KALKASKA COUNTY MASTER PLAN 2-2 �Table 2-1 TOP 10 MICHIGAN COUNTIES WITH HIGHEST PERCENT CHANGE IN POPULATION, 1970-1980 Countv Kalkaska Livinqston Roscommon Gladwin Crawford Oscoda Otsego Montmorency Clare Missaukee Population 1970 5,272 58,967 9,892 13,471 6,482 4,726 10,422 5,247 16,695 7,126 Population 1980 10,952 100,289 16,374 19,957 9,465 6,858 14,993 7,492 23,822 10,009 Total Change 5,680 41,322 6,482 6,486 2,983 2,132 4,571 2,245 7,127 2,883 Percent Change 107.7% 70.1% 65.5% 48.1% 46.0% 45.1% 43.9% 42.8% 42.7% 40.5% Source: U.S. Bureau of the Census Table 2-2 TOP 10 MICHIGAN COUNTIES WITH HIGHEST PERCENT CHANGE IN POPULATION, 1980-1990 County Crawford Kalkaska Missaukee Roscommon Otsego Ottawa Montmorency Chippewa Leelanau Grand Traverse Population 1980 9,465 10,952 10,009 16,374 14,993 157,174 7,492 29,029 14,007 54,899 Population 1990 12,260 13,497 12,147 19,776 17,957 187,768 8,936 34,604 16,527 64,273 Total Change 2,795 2,545 2,138 3,402 2,964 30,594 1,444 5,575 2,520 9,374 Percent Change 29.5% 23.2% 21.4% 20.8% 19.8% 19.5% 19.3% 19.2% 18.0% 17.1% Source: U.S. Bureau of the Census population and densities over this time frame. These growth increases are found fairly evenly distributed throughout the County. Total and percent change in population levels and density by jurisdiction are found on Maps 2-5 to 2-8. Blue Lake, Bear Lake, Oliver and Garfield Townships each contain a large portion of State Forest land and as a result, population density changes do not appear as high as other townships. In actuality they may be greater because the population can only live on private lands which are limited. Population and density numbers for year-round residents reflect only a part of Kalkaska County's total growth. Containing some of Michigan's most prime recreational areas, KALKASKA COUNTY MASTER PLAN 2-3 �ra· Map 2-1 Percent Change in Michigan's Population 1970-1980 Map 2-2 Percent Change in Michigan's Population.,1980-1990 Percent change Percent change - 66to108 -2□ to30 - 301048 lj'B101019 ~1to29 ~1to9 12'.ZJ -1 to-7 12'.Zl -1 to-7 D-1010-13 0 . a t o -1 3 Soun:e: U.S. Bureau of the Census, Census of Population Source: U.S. Bureau of the Census, Census of Population Map 2-3 Map 2-4 Michigan's Net Migration, 1980-1990 Michigan's Net Migration, 1970-1980 Total change Total change - 11,4001046,100 - 4,472 to 12,275 - 2,901 to 11,399 - 1,084to3,674 liffll! Oto2,900 ~ 7to975 ~ -1 to-9,700 l2ZJ -79 to -9,743 [2Z;J -10,200 to -359,000 D -10.32ato-3so.110 D -457,ooo Soun:e: U.S. Bureau of the Census, Census of Population Source: U.S. Bureau of the Census, Census of Population KALKASKA COUNTY MASTER PLAN 2-4 �Table 2-3 KALKASKA COUNTY POPULATION AND POPULATION DENSITY CHANGE, 1970-1990 Place Name Village of Kalkaska CLEARWATER ORANGE RAPID RIVER SPRINGFIELD OLIVER BOARDMAN EXCELSIOR BLUE LAKE COLD SPRINGS KALKASKA BEAR LAKE GARFIELD County Total: 1990 Total Percent Percent 1970 Total Change Change Change Population Population Change 1990 1970 Density Density 1970-1990 1970-1990 Population Population 1970-1990 1970-1990 32.3 867.6 1,148.2 280.6 32.3 1,952 477 1,475 34.6 121 .8 1,959 1,075 121.6 28.4 63.0 884 25.9 885 627 243.0 7.5 18.4 245.3 258 497 199.6 8.0 24.7 16.7 208.8 746 249 211 .1 7.1 21 .2 198.6 280 871 591 '14.1 155 114.0 3.8 8.1 4.3 136 291 113.2 766 247.1 8.6 30.0 310 1,076 21.4 248.8 482 207.8 6.5 20.1 232 714 13.6 209.2 378 140 58.8 6.9 10.9 238 4.0 58.0 1,073 752 234.3 9.3 31.2 21.9 321 235.5 2,317 1,828 373.8 6.9 32.9 489 26.0 376.8 453 243.5 186 639 2.6 8.9 6.3 242.3 596 382 178.5 214 2.2 3.4 1.0 45.5 13,497 8,225 156.0 9.2 23.5 5,272 14.3 156.2 Source: U.S. Bureau of the Census Kalkaska County accommodates seasonal residences, campgrounds, hotel and motels and other attractions. The growth in seasonal homes, by decade, in the northwest region of Michigan are illustrated in Table 2-4. The entire region has had large increases in the number of people buying and owning second homes and Kalkaska County is no exception. In 1960, the County had 2, 152 second homes and by the year 2010, that number is expected to more than double. Currently, the U.S. Bureau of Census reports that Kalkaska County has 3,466 second homes dotted throughout the County. Thirty eight percent of the total housing stock in Kalkaska County is considered seasonal, or in second home ownership compared to six percent on a state-wide basis. Households and Size of Households The number of households have continued to increase state-wide while the size of households (including in Kalkaska County) have decreased. Table 2-5 shows the Michigan counties with the highest increase in the number of households between 1980 and 1990. Kalkaska County ranked 4th in the State with a 30 percent increase over the last decade. In 1980, Kalkaska County had 3,795 households, compared to 4,934 households in 1990. Household size throughout the State has decreased since 1960. This reflects national trends of: couples deciding to have fewer children, a higher number of divorced people, more single person householders and a higher median age resulting in less females of child-bearing ages (18-44 years old). Kalkaska County in 1980 had 2.87 persons per household and experienced a decrease to 2.71 persons per household in 1990. The State of Michigan's average size of a household in 1990 was 2.66 persons. KALKASKA COUNTY MASTER PLAN 2-5 �Map 2-5 / Total Change in Population* for Michigan Communities · 1970-1990 Total change - 14,000 to 57,000 - 2,000 to 13,999 - Oto 1,999 D D -1 to-39,ooo -40,000 or less * The change in population totals for Villages (not shown on the map) have been included in the Township totals. The census data was fit to 1990 Minor Civil Division TIGER line files. Source: Planning and Zoning Center, Inc. based on U.S. Bureau of the Census data KALKASKA COUNTY MASTER PLAN 2-6 �Map 2-6 ~ Percent Change in Population* for Michigan Communities 1970-1990 Percent change - 150to417 - 50to 149 - I D 15to49 I Oto 14 -1 to-92 * The change in population totals for Villages (not shown on the map) have been included in the Township totals. The census data was fit to 1990 Minor Civil Division TIGER line files. Source: Planning and Zoning Center, Inc. based on U.S. Bureau of the Census data KALKASKA COUNTY MASTER PLAN 2-7 �Map 2-7 / rotal Change in Population Density* . for Michigan Communities 1970-1990 Total change - 200ormore - 10to200 - Oto9 -1 to -739 I''" l I I -740 or less * The total change in population density totals for Villages (not shown on the map) have been included in the Township totals. The census data was fit to 1990 Minor Civil Division TIGER line files . Source: Planning and Zoning Center, Inc. based on U.S. Bureau of the Census data KALKASKA COUNTY MASTER PLAN 2-8 �Map 2-8 d7 Population Density* for Michigan Communities 1970-1990 Kalkaska County Persons per square mile - 700ormore - 126to700 - I 51 to 125 L/:J 21 to 50 D 20orless * The population density totals for Villages (not shown on the map) have been included in the Township totals. The census data was fit to 1990 Minor Civil Division TIGER line files. Source: Planning and Zoning Center, Inc. based on U.S. Bureau of the Census data KALKASKA COUNTY MASTER PLAN 2-9 �Table 2-4 NUMBER OF SECOND HOMES IN THE NORTHWEST REGION, 1960-2010 1980 County 1960 3,122 4,231 Antrim 2,412 3,093 Benzie 3,296 2,332 Charlevoix 3,466 2,731 Emmet 2,990 3,177 Grand Traverse 3,332 2,152 Kalkaska 3,475 2,660 Leelanau 2,258 3,035 Manistee 2,421 955 Missaukee 1,057 1,861 Wexford *Projected by Planning & Zoning Center, Inc. 1990 4,695 3,145 3,873 4,382 3,296 3,466 4,172 3,196 2,413 2,166 2000* 5,589 3,616 4,708 5,177 3,273 4,297 4,948 3,768 3,388 2,804 2010* 6,376 3,983 5,479 6,003 3,333 4,954 5,704 4,237 4,117 3,358 Source: U.S. Bureau of the Census Table 2-5 MICHIGAN COUNTIES WITH THE HIGHEST INCREASE IN HOUSEHOLDS 1980-1990 Percent Rank Chanae County 1 34.0% Crawford 2 32.5% Otseoo 3 30.6% Roscommon 4 30.0% Kalkaska 5 28.1% Missaukee 6 27.9% Montmorency 7 25.5% Oscoda 8 25.0% Grand Traverse 9 24.9% Leelanau 10 24.2% Ottawa 11 24.1% Livinoston 12 22.0% Antrim 13 21.0% Ooemaw 14 19.1% Benzie 15 17.4% Emmet 16 16.8% Charlevoix 17 16.8% Kent 18 16.7% Gladwin 19 16.4% Allegan 20 16.3% Lapeer 1980 3,315 4,921 6,519 3,795 3,427 2,814 2,517 19,167 5,023 50,449 31,344 5,723 5,940 4,008 8,107 7,056 155,598 7,159 27,232 21,202 1990 4,441 6,522 8,516 4,934 4,389 3,600 3,160 23,965 6,274 62,664 38,887 6,980 7,190 4,772 9,516 8,243 181,740 8,357 31,709 24,659 Source: U.S. Bureau of the Census, Census of Housing KALKASKA COUNTY MASTER PLAN 2-10 Total Chanae 1,126 1,601 1,997 1,139 962 786 643 4,798 1,251 12,215 7,543 1,257 1,250 764 1,409 1,187 26,142 1,198 4,477 3,457 �Housing and Non-Residential Building Activity Single family housing, which is the largest consumer of land in most Michigan communities, represented 72 percent of all housing units in Kalkaska County. In 1990, there were 9,151 total housing units, 22 percent of which were in mobile homes. Eighty percent of all housing units in the County were owned by their occupants, compared to a State average of 71 percent. Sixty percent of the County's housing stock has been built since 1970 and the median value of housing is $44,500. Over the last 11 years, Kalkaska County has issued permits for 968 single family homes, 64 multi-family homes, 77 industrial facilities, 7 churches, 54 stores, 22 offices and 60 miscellaneous buildings and infrastructure (see Table 2-6). Table 2-6 KALKASKA COUNTY BUILDING PERMIT ACTIVITY, 1983-1994* MultiTotal for Single Year Year Familv Family** Industrial Church Store Office Other*** 4 62 0 8 2 2 0 78 1983 24 10 0 7 2 1 65 109 1984 64 0 8 0 2 1 3 78 1985 11 7 81 0 0 2 4 105 1986 1 81 8 0 5 2 1 1987 98 1 4 69 8 8 1 7 1988 98 70 0 4 1 2 3 22 102 1989 1 6 1 76 8 0 4 1990 96 1 5 2 83 8 9 5 113 1991 12 0 2 2 126 8 6 156 1992 94 0 4 1 4 0 0 103 1993 97 0 2 0 8 2 7 116 1994 7 54 22 64 77 60 968 1,252 Total: *Through 10/94 **Number of units ***Includes public works, schools, hospitals, and motels Source: Kalkaska County Planning and Zoning Department Population by Age Kalkaska County residents in 1990 had a median age of 33 years, slightly higher than the State average of 32.6 and 3.8 percent higher than the County's median age in 1980. The higher average accounts for the large number of persons 65 and over, comprising 13 percent of the County's total population (see Figure 2-2). The largest segment of population by age are residents 25-44 years old (30 percent), followed by age groups 5-24 years (29.5 percent), 45-64 (19.5 percent), over 65 (13 percent) and under 5 (8 percent) . Table 2-7 compares County age groups between 1980 and 1990. Of particular note, is the percent of persons 18 years and under living with two parents. Michigan's statewide average is only 70.5 percent and in Kalkaska County it is 75.7 percent. KALKASKA COUNTY MASTER PLAN 2-11 �Figure 2-2 POPULATION OF KALKASKA COUNTY BY AGE GROUP, 1990 Under 5 Years 8% Over 65 Years 5-24 Years 29% 45-64 Years 20% Source: U.S. Bureau of the Census 25-44 Years 30% Table 2-7 KALKASKA COUNTY SHIFTS IN KEY AGE GROUPS, 1980-1990 AJ:ie Grouo/CateQorv Under 5 Years 5-24 Years 25-44 Years 45-64 Years Over 65 Years Median Aae Total Pooulation Percent 1980 of Total 1,006 9.2 3,731 34.1 2,893 26.4 2,046 18.7 1,276 11.7 29.2 10,952 1990 1,034 3,992 4,036 2,638 1,797 32.6 13,497 Percent of Total 7.7 29.6 29.9 19.5 13.3 Source: U.S. Bureau of the Census As trends indicate, the age of residents is increasing faster among older age groups rather than the younger groups. Table 2-8, however, indicates that on a state-wide basis, Kalkaska County ranked number one for the percent change in number of residents under 18 years of age between 1970 and 1990. This trend generally indicates the attraction of younger families and residents to an area. A comparison of state-wide trends for the highest percent change in residents 19 to 64 years of age also shows Kalkaska ranked number one, with a 202 percent increase (see Table 2-9). Residents over 65 (or retirees) in Kalkaska County numbered 1,797 in 1990, up 133 percent from 1970 figures. Compared to overall state trends, Kalkaska County ranked 5th between 1970 and 1990 (see Table 2-10). KALKASKA COUNTY MASTER PLAN 2-12 �Table 2-8 MICHIGAN'S TOP 10 COUNTIES, BY PERCENT CHANGE, WITH RESIDENTS UNDER 18 YEARS OF AGE, 1970-1990* Percent Total Chanae Chanae 1990 1970 Countv Rank 103.8 2,014 3,954 1,940 Kalkaska 1 35.6 945 3,603 2,658 Missaukee 2 28.6 712 3,201 2,489 Crawford 3 27.7 3,779 17,412 13,633 Grand Traverse 4 23.4 970 5,118 4,148 Otseao 5 19.8 312 1,886 1,574 Oscoda 6 17.8 326 2,155 1,829 Lake 7 17.8 872 5,762 4,890 Gladwin 8 17.4 8,164 55,078 46,914 Ottawa 9 17.4 311 2,100 1,789 10 Montmorency *Excludes southeast Michigan counties: Livingston, Macomb, Monroe, Oakland, St. Clair, Washtenaw, and Wayne. Source: U.S. Bureau of the Census Table 2-9 MICHIGAN'S TOP 10 COUNTIES, BY PERCENT CHANGE, WITH RESIDENTS 19-64 YEARS OF AGE, 1970-1990* Percent Total Chanae Chanae 1990 1970 Countv Rank 5,184 202.3 7,746 2,562 Kalkaska 1 3,952 120.5 7,232 3,280 Crawford 2 116.2 5,724 4,926 10,650 Roscommon 3 96.9 5,122 5,284 10,406 4 Otseao 3,183 89.7 6,732 3,549 Missaukee 5 1,991 84.8 4,340 2,349 Oscoda 6 17,699 83.2 38,971 21,272 Grand Traverse 7 2,163 82.3 4,792 2,629 Montmorency 8 80.1 5,478 6,843 12,321 Gladwin 9 4,474 75.9 5,892 10,366 10 Oaemaw *Excludes southeast Michigan counties: Livingston, Macomb, Monroe, Oakland, St. Clair, Washtenaw, and Wayne. Source: U.S. Bureau of the Census Table 2-10 MICHIGAN'S TOP 10 COUNTIES, BY PERCENT CHANGE, WITH RESIDENTS OVER 65 YEARS OF AGE, 1970-1990* Total Percent Countv 1970 Change Cham:ie 1990 Roscommon 1,147 4,953 3,806 1 331.8 Crawford 707 1,827 1,120 2 158.4 Montmorency 3 829 2,044 1,215 146.6 2,433 1,443 4 Otseao 990 145.8 1,797 Kalkaska 770 1,027 5 133.4 Gladwin 1,738 3,813 2,075 6 119.4 3,444 4,096 Midland 7,540 7 118.9 Oscoda 1,616 803 813 101.2 8 1,216 1,227 Alcona 2,443 9 100.9 2,204 10 Clare 4,403 2,199 99.8 *Excludes southeast Michigan counties: Livingston, Macomb, Monroe, Oakland, St. Clair, Washtenaw, and Wayne. source: u.s. Bureau of the Census Rank KALKASKA COUNTY MASTER PLAN 2-13 �Education The average educational attainment for County residents is lower than State averages. As an average in Michigan, 76.8 percent of a county's residents have at least a high school diploma. In 1990, 69.6 percent of the County population were high school graduates. The statewide average of persons 18 to 24 years of age enrolled in college is 37.1 percent. In Kalkaska County, only 14.8 percent of this age group is enrolled in college. Kalkaska County also has a lower percent of residents with a bachelor degree or higher (7.1 percent) compared to the statewide average of 17.4 percent. In 1990, the County had 3,516 persons three years and older enrolled in school. A break down by type of school is illustrated in Figure 2-3. In 1990 there where 274 students enrolled in public pre-primary schools, 2,683 in public elementary or high schools and 389 students attending college. 11.9 percent of the 16 to 19 age group were not enrolled in school in 1990, compared with the statewide average of 10 percent. There are two K-12 school districts and one K-3 school district in Kalkaska County: Kalkaska (K-12), Crawford (K-8) and Forest Area (K-12) public schools. In 1993, the Kalkaska School District, like many across the State, faced serious financial difficulty because of voter reluctance to continue approving property tax increases. Property taxes historically served as the funding mechanism for local schools. Recent legislation, to implement Proposal A, has reformed past educational funding practices, thus eliminating property taxes as the primary basis for financing public education. This recent change has helped stabilize school funding difficulties within the district. Figure 2-3 KALKASKA COUNTY SCHOOL ENROLLMENTS FOR THE 1990 SCHOOL YEAR 3,000 2,683 .."' 2,500 C GI E 0 ...C -... 2,000 w 0 1,500 GI .0 E :, z .. 1,000 -· iii 0 I500 274 0 Public PrePrimary Elementary or High School Source: U.S. Bureau of the Census KALKASKA COUNTY MASTER PLAN 2-14 Public College �Economic Profile Oil and gas production within the County has been on a slow decline since the early 1970's. While the County's economy is dependent on oil and gas production, the economic base in Kalkaska County is becoming diversified. Local government, manufacturing and tourism are important industries to the County. Between 1986 and 1991, Kalkaska County generated 2.5 percent of the region's new jobs. Unemployment in Kalkaska County however, is among the highest in the region. The jobless rate was 13.5 percent in 1991 compared to the State average of 9.1 percent. By October 1995, unemployment had fallen to 5.0 percent compared to 3.9 percent for the State as a whole. Tourism Kalkaska County's location in the northwestern section of Michigan's lower peninsula with its vast natural resources provides the County with great opportunities for economic tourist activity. As of 1990, there were more than 55 miles of state-funded snowmobile trails, nine campgrounds, 285 campsites, 152 facilities renting canoes, 26 public access sites, 140 miles of off-road-vehicle trails and 37 miles of hiking trails. During 1980 their were 258 people employed in the tourism related sector and in 1987, that number dropped to 187 persons. Labor Force Although still heavily dependent on oil and gas production, combined production in that industry has declined 62 percent from 1981 to 1989. (See Table 2-11.) While the number of wells has stayed relatively constant from year to year, the amount extracted has declined considerably. Table 2-12 outlines Kalkaska County's employment by sector and share of regional and State employment for 1991. Overall, the County only accounts for 0.13 percent of Michigan's total employment, and 4.9 percent within the northwest region. There are 230 private firms in the County, and of those, nine have more than 50 employees. Of the people living in Kalkaska County, the largest number were employed in State (50) and local (709) units of government, followed by manufacturing (722) and retail trade (697). Tables 2-13 and 2-14 list employment changes by sector and by county for the northwest region between 1986 and 1991. Employment changes in Kalkaska County lag behind all but one county in the region. As a percentage of regional growth, Kalkaska County represented 2.5 percent with a total change in employment of 300 jobs. Percent changes by sector shows the County having a 79 percent increase in wholesale trade, 60 percent in construction and 50 percent in transportation, communications and utilities. The unemployment rate during 1986 and 1991 for Kalkaska County was the highest in the region at 13.2 percent, 6 percent higher than the regional average. By October 1995, the unemployment rate in Kalkaska County was at the regional average of 5.0 percent, but the year-to-date average of 8.9 percent was still two percentage points higher. Table 2-12 lists the distribution of businesses by sector for the County in 1989. KALKASKA COUNTY MASTER PLAN 2-15 �Table 2-11 OIi and Gas Production In Kalkaska County, 1981-89 Year 1981 1982 1983 1984 1985 1986 1987 1988 1989 Number of Wells 201 189 214 221 215 211 209 199 219 Crude 011 (000 barrels) Natural Gas 3,539 3,358 3,253 3,323 3,011 2,529 2,035 1,751 1,416 30.9 26.5 22.2 20.8 20.4 18.2 15.5 13.2 (Bcft 11.6 SOURCE: Michigan Department of Natural Resources. •Billions of cubic feet. Table 2-12 Kalkaska County Employment, by Sector and by Share of State and Regional Employment, 1991 Percentage of Kalkaska Percentage of State Regional Sector Employment Employment Employment Mining 684 7.22% 52.4% Oil and gas 659 18.80 56.6 Construction 200 0.16 4.5 Manufacturing 722 0.08 4.3 Transportation equipment 272 0.10 17.5 Transportation, Communication, & Utilities 300 0.20 8.9 Wholesale Trade 134 0.07 4.7 Retail Trade 697 0.10 3.2 Finance, insurance, & Real Estate 50 0.03 1.5 Services 363 0.04 1.5 Government 784 0.13 5.0 State 50 0.03 2.2 Local 709 0.16 5.3 TOTAL EMPLOYMENT 5, 125 0.13% 4.9% SOURCE: Calculated by Public Sector Consultants, Inc., based on data supplied by the Michigan Employment Security Commission. KALKASKA COUNTY MASTER PLAN 2-16 �~~~,. =-,.,. ....... .,. -·, -,. Table 2-13 Employment and Employment Change, Michigan's Northwest Region, 1986 and 1991 Change In Total As a Percentage Employment of Regional Unemployment Rates 1986 1991 1986-91 Growth 1986 1991 Antrim 6,050 6,538 488 4.1% 13.9% 15.4% Benzie 4,275 4,534 259 2.2 17.1 16.4 Charlevoix 8,400 9,578 1,178 9.9 11 .7 11 .1 Emmet 10,800 13,606 2,806 23.7 12.9 11 .3 Grand Traverse/Leelanau 37,050 41,538 4,488 37.8 9.0 8.4 Kalkaska 4,825 5,125 300 2.5 11.9 13.5 Manistee 7,175 7,700 525 4.4 18.3 13.3 Missaukee-Wexford 14,850 16,672 1,822 15.4 13.8 12.6 TOTALS/AVERAGE 93,425 105,291 11,866 100.0% 13.6% 12.8% SOURCE: Calculations by Public Sector Consultants, Inc., based on data supplied by lhe Michigan Employment Security Commission. Total Employment .--~ ~ Percentage Change 10.5% -4.1 -5.0 -12.1 -6.5 13.2 -27.1 -8.9 -5.7% rn " )> 0 0 C ,z ~ ~ Table 2-14 l\l Percentage Change In Employment, by Sector and County, No.rthwestern Region, 1986-91 s: )> rn -4 m lJ .--)>""O z Sector Mining Construction Manufacturing Transportation, Communication, & Utilities Wholesale Trade Retail Trade Finance, Insurance, & Real Estate Services · Government State Local TOTAL EMPLOYMENT Unemployment Rate Kalkaska -2.2% 60.0 44.4 50.0 79.2 46.7 0.0 45.0 20.7 0.0 23.4 6.2% 13.2% Antrim X X -6.8% -50.0 33.3 30.4 0.0 28.3 11.6 0.0 10.1 8.1% 10.5% Benzie - 20.3% -23.4 0.0 -80.0 44.6 75.0 33.5 18.1 -25.0 27.7 6.1% -4.1% Charlevolx - 34.8% 12.4 14.0 54.2 41 .9 17.2 20.6 7.9 12.5 5.5 14.0% -5.0% Emmet - X 34.0% 73.8 -25.7 67.4 21.4 26.8 19.8 920.0 20.7 26.0% -12.1% Traverse/ Leelanau -15.8% 63.6 -13.8 -5.8 15.1 23.2 34.0 33.3 10.6 -41 .8 20.8 12.1% -6.5% X: Suppressed data included in totals. - : Less than minimum employment level needed for recording. NA: Not available due to less lhan minimum employment in 1986. SOURCE: Calculations by Public Sector Consullants, Inc., based on data supplied by the Michigan Employment Security Commission. Manistee NA 35.2% -0.8 15.6 9.8 39.7 12.5 0.0 -2.6 20.8 -6.8 7.3% -27.1% Missaukee/ Regional Wexford Total NA 2.5% -9.4% 17.4 -5.4 -1.6 17.3 11 .2 7.5 5.6 49.9 36.6 0.8 23.7 26.9 28.7 12.3 21 .2 18.8 60.3 22.7 15.6 12.3% 12.7% -8.9% 7.2% ,.. �Income Kalkaska County has one of the lowest per capita income rates in Michigan. In terms of income and earnings, the per capita personal incomes of four out of ten counties in the Northwest Region are in the lower 50 percent of the statewide county ranking. Kalkaska County had the lowest per capita personal income in the northwest region at $11,161 and ranked 82nd out of 83 counties statewide (see Table 2-15). The statewide per capita personal income in 1991 was $18,642, an increase of 1.9 percent from 1990; and the national per capita personal income in 1991 was $19,091, a increase of 2.5 percent from 1990 figures. Kalkaska County had a per capita personal income in 1981 of $7,407, considerably less than the State average of $10,902. In 1991, the State per capita personal income rose by 71 percent to $18,642 and Kalkaska increase by 50 percent to $11,161. In fiscal year 1988-89, the County received $1,532 per resident in State funds and paid only $865 per capita in State taxes; these figures were 9.5 percent above and 32.5 percent below the State average, respectively. Table 2-15 Per Capita Incomes for Michigan's Northwest Region, 1980, 1984, and 1989 County Antrim Benzie Charlevoix Emmet Grand Traverse Kalkaska Leelanau Manistee Missaukee Wexford Region State 1980 $8,311 7,717 8,179 9,048 9,140 6,715 9,138 7,905 6,541 7,082 1984 $10,125 10,299 10,383 12,497 12,037 8,497 12,278 10,182 8,275 9,240 1989 $13,911 13,236 14,204 16,717 15,514 10,615 16,732 13,227 11,075 12,329 $8,260 $10,166 $10,803 $13,027 $14,273 $17,535 Percentage Change, 1984-89 Percentage Change, 1980-89 Total Personal Income, 1989 (millions) 37.4% 28.5 36.8 42.5 28.9 24.9 36.3 29.9 33.8 33.4 67.4% 71.5 73.7 84.8 69.7 58.1 83.1 67.3 69.3 74.1 249 155 309 419 1,008 137 265 296 131 338 32.1% 34.6% 72.8% 72.5% $3,307 $162,610 SOURCE: Calculated by Public Sector Consultants, Inc., from data provided by the Bureau of Economic Analysis, U.S. Department of Commerce. State Equalized Value An important indicator of the strength or weakness of local economies is change in property tax values. From 1978 to 1983, property tax values grew at an annual rate of 11.9 percent in Kalkaska County, compared to the statewide rate of 8.7 percent. Since that time, the property tax rate has slowed considerably. As shown in Table 2-16, state equalized valuation (SEV) rose only 17. 7 percent (2.5 percent annual rate) from 1984 to 1991, compared with 50.9 percent (7.3 percent annual rate) statewide. This is strong KALKASKA COUNTY MASTER PLAN 2-18 �evidence that Kalkaska County's economy is not growing as fast as other parts of the State, despite recent population gains. Residential property values rose 29.8 percent, a little less than half the growth statewide. Combined commercial, industrial and personal property values increased only 12.3 percent (57.3 percent for the State). Agricultural property values fell 14 percent between 1984 and 1991. Only three of the County's twelve townships experienced a substantial rise in total property values from 1984 to 1991: Bear Lake (43.2 percent), Clearwater (45.2 percent) and Garfield (43 percent). The first two also recorded the largest increases in residential property values (47 percent and 53.3 percent, respectfully). Commercial, industrial and personal property values grew 64.6 percent in Bear Lake, 331.8 percent in Garfield and 173.2 in Orange Township. Agricultural property values fell in every township except Boardman and Springfield Townships. In Kalkaska Township, which has the largest share of total value at 23 percent, property values increased only 15 percent. Kalkaska County has both weaknesses and strengths when evaluating the economic climate. Strengths in the County include the amount of low cost land available for development and proximity to the growing Traverse City area. Transportation is of good quality, with access to major highways, rail service and pipelines. Recreation and tourism can benefit from easy access of transportation routes particularly in light of the County's approximately 155,000 acres of State and Federal forest land. While it is good to note the positive aspects of an economic base, it should also be noted where weak spots can be identified. As an example, tourism in Kalkaska County could become a more prominent industry providing a stronger economic base for it's residents. Presently there are few lodging facilities, limited public access opportunities to area lakes and a need for more public recreation facilities. A new industrial park is under development and will seek State certification. It will accommodate new business now that the existing certified industrial park is full. It represents a substantial investment in continued job growth. KALKASKA COUNTY MASTER PLAN 2-19 �Table 2-16 State Equalized Valuation, Kalkaska County, by Township, 1991, and Percentage Change, 1984-91 (dollars In thousands) "r" " l> l> CJ) l> 0 0 C: ,z I\) ~~ ~ l> -I m Township Bear lake Blue lake Boardman Clearwater Coldsprings Excelsior Garfield Kalkaska Oliver Orange Rapid River Springfield Commercial, Industrial, and Personal 3,503 1,763 9,423 13,768 7,664 64.6% -2.9 1.3 .19.3 7.0 -1.9 331.8 16.5 40.755 15.7 1,626 6.2 30.3 21.3 25.3 177 1.9 173.2 4.9 . -48.9 Residential $19,255 16,183 · 6,618 29,582 22,063 7,536 10,052 1984-91 47.0% 27.2 16.0 53.3 25.4 31.9 23.8 $3,818 18,423 29,251 2,192 6,160 · 7,175 7,355 /4 Change 0 Agrlcultural and Other $955 604 2,578 2,086 808 2,182 3,100 %Change 2,006 14,240 981 1984-91 2,608 3,356 893 5,430. %Change 1984-91 -31.0% -6.4 8.9 -6.9 -3.8 -4.3 -33.5 -17.5 -6.4 -21.1 -68.3 28.1 0 /. Total $24,068 35,210 12,699 33,431 32,294 23,486 20,816 71,632 4,877 11,522 22,308 13,766 Change 1984-91 43.2% 8.9 10.1 45.2 13.0 6.6 43.0 15.0 ·1.0 18.6 0.0 14.4 CJ) :IJ ~II Total 8 Stale Percentage of total SEV County Stale $163,422 - 29.8% 56.3% $116,531 53.4% '60.0% NOTE: Assessments as of December 31 In 1983 and 1990. •May not total as some property ls not Included In township totals. bMay not total due to rounding. - 12.3% 57.3% 38.0% 35.4% $26,226 - -14.0% -15.0% 8.6% 4.5% $306,179 - 17.7% 50.9% 100.0o/eb 100.0% �Chapter 3 PHYSICAL ENVIRONMENT/LAND USE Introduction A review of the physical environment in Kalkaska County provides the opportunity to look behind the scenes to review the conditions and factors which have influenced, and will continue to influence, the patterns of land use and development. Examples of these factors include previous development trends, public lands, development constraints and natural features. This chapter reviews the current state of the County's physical environment and the trends and issues which will influence its future status, in either a positive or negative fashion. Four individual elements are previewed, natural features, land cover/land use, transportation and infrastructure. These topic areas represent the basic fabric of existing development patterns and serve as the base for creating a common framework on which to build a Future Land Use Plan for Kalkaska County. Natural Features The natural features of Kalkaska County contribute to its economic health, sustaining and supporting the quality of life of those who live in the Village of Kalkaska and the rural townships. Natural features are generally described as hills and valleys, wetlands, soils, lakes, rivers, woods, floodplains, and vegetation. Both the year round and seasonal residents of Kalkaska depend on the land and its resources, either directly, as in land development, or indirectly as in recreational opportunities. Natural features offer aesthetic beauty, environmental protection, recreation, and functional land development options which can continue to reward present and future generations of residents for years to come. Efforts to conserve and protect will help ensure these valuable resources will be present for future generations to enjoy. A description of the individual elements of the County's natural features follows: Topography Located over a geological formation known as the Salina-Niagaran Reef, Kalkaska County sits 7,000 feet above one of the most successful oil producing basins in the state. Kalkaska County is generally classified as hill-land, plains and upland plains. Level to gently rolling hills and slopes cover the mid-section of the County. Hills and ridges run through the east half and northwest section with elevations from 1,000 to 1,400 feet above sea level. A plateau divides the watershed in Kalkaska County from the Manistee River on the southeast and that of the Boardman and Rapid Rivers on the northwest. Soils To determine the nature and extent of future land uses in Kalkaska County, soil limitations become an important factor. As an essential segment of an area's natural KALKASKA COUNTY MASTER PLAN 3-1 �resources, soi: types determine the drainage conditions, erosion hazards, building suitability, plant fertility and the effectiveness of septic tank sewage disposal. The U.S. Soil Conservation Service is currently in the process of preparing a detailed soil survey for Kalkaska County, but it is not expected to be available until mid to late 1996. Consequently, only generalized soil data is available at this time. Several State agencies developed a forest soil report for Kalkaska County in 1982. Its purpose was to identify prime forest land based on soil types. The classifications were based on the productive potential of major tree species naturally occurring on a soil grouping. This soil analysis indicates 301,000 acres, or 82 percent of the County's soils, are sandy soils of various types, ranging from well drained (19. 7 percent) and excessively drained sandy soils (14.4 percent) to somewhat excessively drained (12.4 percent). Other soil types found in the County include well drained loamy soil (2 percent), poorly drained mineral soils (3 percent) and organic soils (13 percent). See Map 3-1. The characteristics of many of the County's soil types (excessively drained, etc.) give rise to a concern about the location and type of individual septic systems constructed within the County. The potential for surface and groundwater contamination exists in those areas which are excessively drained or contain a high water table (organic soils). Lakes and Streams Kalkaska County is a prime recreational area within the State, as reflected in its over 273 miles of rivers and streams and more than 86 lakes. See Map 3-2. Totaling over 6000 acres, or 2 percent of the County, several of the State's most recognizable rivers flow through its borders, including the Mainstee, Boardman and Rapid Rivers. Foremost among the lakes are Log, Bear, Starvation, Big Blue, Twin, Big Guernsey, Oxbow and Selkirk. Highly popular with permanent and seasonal residents alike, much of the County's residential activity has occurred along their edges and borders. There are two special management areas in the County which consist of primarily undisturbed marshy areas used extensively by nesting waterfowl. Sands Lake Quiet Area is 2,775 acres and primarily located in Grand Traverse County with scattered pothole lakes and marshes. Little more than 20 percent is located on the western edge of Kalkaska County. Skegemog Lake Wildlife Area encompasses 3,120 acres of land and 2,200 acres are State-owned. It is a major molting and nesting area for mute swan populations. Wetlands and Drainage Ways Scattered throughout Kalkaska County are wetland areas which are important to the biological diversity of plant and animal species living there. There are nearly 7,000 acres of wetlands in the County providing a distinctive network of natural areas, most often following along rivers and streams (see Map 3-3). The largest portion of wetlands are considered shrub, comprising more than 5,000 acres, followed by emergent wetlands, 1007 acres, flats with 711 acres and aquatic beds of 110 acres. Wetlands are natural lowland areas where excess runoff from rainfalls, rivers and other natural cycles, accumulate and provide habitat for many plants and animals, as well as for a KALKASKA COUNTY MASTER PLAN 3-2 �J J Kalkaska County General Soils Map ~~ Sand Hill Soils !:[~f.3 Hilly Upland Soils !;=:::::~=:! Organic Soils ~ Moderate Level Upland Soils D So...,.,: Kalkaska Soil Con$tlflla/lon Sand Plain Soils District Soils Map KALKASKA COUNTY MASTER PLAN 3-3 �Map 3-2 U.S. DEPARTMENT OF AGRICULTURE A N ... !SO' 0 0 !BARKER CREEK . Io ! I··,.-I I I~,-::, • N , I ,. 1 • . . . . . . &..a -at~·. I • T ZT H 0 KERNS CORNER S, • w a: w > < Q a: a: I- 0 u. < a: KALKASKA COUNTY MASTER PLAN 3-4 �Map 3-3 I I I I I I ,, • • ~ ~ ~. KALKASKA COUNTY Wetlands - Water - Lowland Hardwood Forested - Lowland Conifer Non-Forested Planning & Zoning Center, Inc. April, 1995 Source: M.D.N.R., MiRIS, 1978 KALKASKA COUNTY MASTER PLAN 3-5 �wide-ranging migratory bird population. The largest wetland areas in the County are found in Garfield Township, within the State forest system. Vegetative Cover Forest land in Kalkaska County is bountiful. Map 3-4 illustrates the dominance of the hardwoods and vast pine forests in Kalkaska County. Originally, the County was covered with heavy timber, primarily maple. Logging in the late nineteenth century cleared most of the timberland, leaving infertile soils and the landscape bare from clearcutting. Today, Kalkaska has 130,367 acres of upland hardwood, 60,603 acres of pine, 53,754 acres of birch and aspen, 18,052 acres of lowland hardwoods, 10,224 acres of lowland conifers, and more than 6,885 acres of Christmas tree plantations. Much of the forest covered land is protected by the State as part of the State Forest system. Seventy-seven percent of the County is classified as woodland areas of regional and local importance by the State Department of Natural Resources. In 1982, the State prepared a Forest Soils Report for Kalkaska County as part of their prime forestlands identification project. A primary objective of that effort was to identify, with the aid of local professionals, prime forestlands within the County. Once identified, recommendations were made to encourage the long term retention of designated forest areas. The significant amount of State land within the County, approximately 154,000 acres, together with the desire to balance timber production and local economic development with recreation and wildlife values, served as a key impetus for this effort. Land Cover and Use The Michigan Department of Natural Resources Land and Water Management Division developed a comprehensive data base of state-wide land cover and use in 1978 called the Michigan Resource Information System (MIRIS). The data provides land cover and use information down to the local jurisdiction level. In this Master Plan, the variables from this data base have been organized as follows: forest land, wetlands, water, barren lands, urban, agriculture and open space. Map 3-5 illustrates the land use and land cover in the County. Kalkaska County is 77 percent (282,608 acres) forest land as reflected in Figure 3-1. Of that, the largest portion - 130,367 acres - is comprised of upland hardwoods, followed by pine forest with 60,603 acres and aspen and birch of which totals 53,755 acres. (See Table 3-1 for a complete listing of Kalkaska County's land uses.) The second largest land use in the County is agriculture, representing 1O percent (36,303 acres) of the total land area. Cropland makes up the biggest portion of agricultural land with 36,082 acres. Open space accounts for seven percent (25,714 acres) of the land area, urban uses 2.4 percent (7,639 acres), wetlands 2 percent (6,932 acres), water 1.8 percent (5,848 acres) and barren lands with less than 1 percent (82 acres). Most of the County's forested land is in ownership of the Michigan State Forest system which totals approximately 154,765 acres. Located primarily in the east and southeastern portion of the County, the State Forest land offers an abundance of lakes, campgrounds and KALKASKA COUNTY MASTER PLAN 3-6 �KALKASKA COUNTY Forest Land Coniferous Pine - Deciduous - Other Upland Conifer Christmas Tree Plantation Northern Hardwood Central Hardwood Aspen-White Birch Association Planning & Zoning Center, Inc. April , 1995 Soun»: M.D.N.R., MIRIS, 1978 KALKASKA COUNTY MASTER PLAN 3-7 �Map 3-5 KALKASKA COUNTY Land Use/Cover - m - Urban i_J Forest Commercial - Industrial Water & Wetlands Non-Forested & Barren Agricultural Planning & Zoning Center, Inc. April , 1995 Source: M.D.N.R., MIRIS, 1978 KALKASKA COUNTY MASTER PLAN 3-8 �Figure 3-1 KALKASKA LAND USE/COVER CLASSIFICATION Water 1.60% Wetlands 1.90% Barren 0.02% Forest 77.40% Urban 2.09% Agriculture 9.94% Open (Non-forested) 7.04% Source: Michigan Resource Information System, Land and Water Management Division, Department of Natural Resources, 1978 other recreational facilities. Map 3-6 identifies public, quasi-public and private recreational land in the County. As mentioned previously, land use and cover information is also available at the township level. Table 3-2 provides a break-down of land cover variables and the number of acres within each Township. The Village of Kalkaska, located in Kalkaska Township, comprises the largest concentration of urban land with 2,814 acres, or six percent of the Township's land area. Orange Township has more agriculture land than any other township with 6,224 acres, or 28 percent of the Township land area. Bear Lake Township, located on the eastern side of the County and within the State Forest system, has more forest cover than any other township, with nearly 42,000 acres, or 91 percent of Bear Lake's total land cover. Clearwater Township, contains the most water cover in the County, with more than 1,600 acres of inland lakes and streams, totaling seven percent of the land area. Garfield Township has the most wetland coverage in the County with 1,057 total acres, or two percent of the Township's land cover. Barren lands, which consist most of beaches, riverbanks, sand dunes and exposed rock, KALKASKA COUNTY MASTER PLAN 3-9 �Table 3-1 KALKASKA COUNTY LAND USE/COVER CLASSIFICATION LAND USE Urban Single Family/Duplex Mobile Home Park Central Business District Shoooing Center, Mall Strip Commercial Institutional Industrial Industrial Park Air Transportation Open Pit Extractive Wells Outdoor Recreation Cemeteries Agriculture Cropland Orchard, Ornamental Permanent Pasture Other Open (Non-forested) Herbaceous Shrub Forest Upland Hardwood (North Zone) Upland Hardwood (Central Zone) Aspen, Birch Lowland Hardwood Pine Other Upland Conifers Lowland Conifers Christmas Tree Plantation Water River Lake Wetlands Shrub Aquatic Bed Emerqent Flats Barren Sand Dune Total Area in Acres TOTAL PERCENT 5,019.71 59.46 69.40 11.96 131.55 692.18 368.90 31.47 130.75 245.30 682.40 165.27 30.71 1.37% 0.02% 0.03% 0.00% 0.04% 0.19% 0.10% 0.00% 0.04% 0.07% 0.19% 0.05% 0.00% 36,082.11 5.13 125.25 90.93 9.88% 0.00% 0.03% 0.02% 4,057.80 21,656.77 1.11% 5.93% 130,367.28 35.70% 2,698.91 53,754.82 18,052.82 60,603.26 0.74% 14.72% 4.94% 6,885.24 16.60% 0.00% 2.80% 1.89% 762.19 5,086.08 0.21% 1.39% 5,095.55 109.86 1,006.84 719.91 1.40% 0.04% 0.28% 0.20% 21.04 10,224.44 81.78 0.02% 365,127.07 100.00% Source: Michigan Resource Information System, Land and Water Management Division, Department of Natural Resources, 1978 KALKASKA COUNTY MASTER PLAN 3-10 �Map 3-6 KALKASKA COUNTY IPubJic, Quasi Public and Private Recreation Lands - Quasi Public Public - Private - Other MILITARY USE RESTRICTIONS Management Area Management Area Management Area Management Area 1: 2: 3: 4: No Tracked Vehicles No Tracked Vehicles No Tracked Vehicles No Off-Road Vehicles Planning & Zoning Center, Inc. April , 1995 Management Area Boundaries ISoufC'6: M.D.N.R., MiRIS, 1978 KALKASKA COUNTY MASTER PLAN 3-11 �Table 3-2 LAND USE/COVER ACREAGE FOR KALKASKA COUNTY COMMUNITIES, 1978 Township Bear Lake Blue Lake Boardman Clearwater Cold Springs Excelsior Garfield Kalkaska Oliver Orange Rapid River Sorinofield Total: Urban 1,133.91 765.94 391.61 665.26 448.00 337.64 334.37 2,814.00 67.32 157.80 301.00 121.27 7,538.12 Aariculture 17.62 367.13 3,929.42 2,447.69 862.36 4,649.05 3,806.63 4,170.43 2,130.61 6,223.54 3,175.38 4,523.58 36,303.44 Open Forest 1,346.40 41,864.89 1,415.60 19,282.13 1,821.12 16,552.93 2,466.04 14,012.94 1,455.97 18,975.87 1,329.29 15,794.45 4,329.98 40,139.23 3,685.57 34,058.29 1,120.95 18,649.75 1,524.48 13,655.06 3,132.90 15,843.51 2,086.28 15,343.08 25,714.58 264,172.13 Water 846.53 808.77 43.25 1,604.08 1,078.11 352.91 263.94 259.72 84.39 168.42 66.32 271.81 5,848.25 Wetlands 1,001.73 531.90 375.95 426.12 314.15 711.35 1,057.27 510.53 1,027.68 536.31 29.15 410.01 6,932.15 Barren 0.00 0.00 65.66 0.00 0.00 0.00 0.00 13.22 0.00 0.00 2.89 0.00 81.77 Source: Michigan Resource Information System account for less than one percent in the County and is primarily located in Boardman Township. Urban Land Areas Based upon the land use/cover survey described previously, approximately two percent of the County consisted of urban land uses in 1978. See Map 3-7. Urban lands are generally representative of the built environment, including residential, commercial, industrial, transportation and active recreation. This study recognizes that 1978 information does not provide a complete picture of the developed areas found within the County. Because it is the most detailed information available, and because the development patterns it describes are generally representative of existing conditions, it has been used as a basis for generalized land use descriptions. Of the urban lands within the County, residential uses, primarily single family dwellings, represented 66 percent of the total. Commercial and institutional land uses were spread across 900 acres, 12 percent of the total, industrial uses 400 acres or 5 percent of the total. Transportation and recreational uses made up the remaining 17 percent of urban uses. A brief overview of the primary land use categories is provided below: Residential Residential development in the eastern part of the County has been limited due to the large amount of State-owned lands. Most residential development has taken place in the plateau area between the Manistee and Boardman rivers, as well as in and around the Village of Kalkaska. This development consists primarily of single family homes. Residential development trends indicate that much of the new construction is on land adjoining State Forest property and/or water areas. The number of second homes in Kalkaska County reached 3,466 in 1990, reflective of the County's popularity as a recreational area. KALKASKA COUNTY MASTER PLAN 3-12 �Map 3-7 KALKASKA COUNTY LAND USE/COVER (URBAN) KALKASKA COUNTY Land Use/Cover l!!IIURBAN ...,_ .. ' . . . l P1ail! I lftl! CID, a. .......,. n . ----···•·•·•·· -- ,999 ..,. KALKASKA COUNTY MASTER PLAN 3-13 �Commercial Commercial land uses in the County are found primarily within or adjacent to the Village of Kalkaska and neighboring Boardman Township along US-131 and M-72. See Map 38. Commercial development along the major thoroughfares has been primarily in the form of strip development. Kalkaska Village business owners, (with help _ from a grant from the State Government) will begin enhancing commercial business district in downtown Kalkaska with the objective of improving its function and appearance to local residents and travelers passing through the area. Between 1983 and 1994, 54 new commercial businesses in the County applied for construction permits. Downtown renovations and proposed new highway construction through Kalkaska County will likely influence future commercial activity. Industrial Industrial areas in the County are found primarily in Kalkaska Township, along US-131. Over the past decade there have been 77 building permits issued for industrial development. Industrial development generally includes firms involved in production, processing, assembly or manufacturing of goods or materials. Table 3-3 provides a listing of businesses by type of activity as of 1989. The oil and gas industry is considered an industrial land use and has been a large local employer, attracting a number of residents to the area. Numerous wells have been drilled throughout the County as the Northern Niagaran Reef runs beneath the landscape. Most of the wells were drilled in the late 1960's and 1970's. The number of wells averages one per square mile. This compares to one well per two square miles in Crawford County and one well per four square miles in Wexford County. Table 3-3 DISTRIBUTION OF BUSINESSES BY SECTOR, KALKASKA COUNTY, 1989 Agricultural production and services Oil and gas exploration Construction Manufacturing Industrial machinery and equipment Transportation equipment Other durables Transportation, Communication and Utilities Trucking and warehousing Communication Utilities Other Wholesale trade Retail trade Automobile dealers and service stations Eating and drinking places Other Insurance and real estate Services Hotels and other lodging places Business services Repair services H~~ Other Source: Michigan Employment Security Commission. Number of Firms 5 20 39 16 4 3 9 18 6 2 2 8 17 41 8 18 15 10 61 4 13 11 8 25 KALKASKA COUNTY MASTER PLAN 3-14 �Map 3-8 Village of Kalkaska Land Use/Cover lllll Urban D lfflffll Commercial ~ Water & Wetlands - Industrial IZ22J Agricultural ~ Forested Non-Forested & Barren l"lannl"CI & Zonln; Ctnttr, fflt. Ml~h26 1996 Sou,o& o\l DfYf-,, _ M ,R1S ,r;;e KALKASKA COUNTY MASTER PLAN 3-15 �Institutional Institutional land uses represent State, County, Township and Village facilities, including but not limited to a Township or Village hall, hospitals, schools and highway maintenance facilities. Each Township has its own hall and eight of the twelve Townships have a fire barn and volunteer firemen. Garfield Township has its own parttime police protection in addition to the County Sheriff Department. Kalkaska Village is home to County government activities and the three County public school districts include one high school, one middle school and three elementary schools. A 24-hour health center with a emergency room is located in the Village of Kalkaska and community buildings used for public activities are located within individual Townships. Recreational Kalkaska County offers prime recreational areas with 273 miles of streams and 86 lakes. There are thousands of acres of public land open to hunting, fishing, snowmobiling, cross-country skiing, canoeing, hiking and many other recreational activities. There are approximately 151,486 acres of State Forest land, 15,984 acres of military land and 315 acres owned by the Federal government. Extensive State Forest land is leased by the military for maneuvers (see Map 3-6). The County is located in close proximity to many ski lodges and golf facilities which makes this area of the State attractive to many full-time residents as well as seasonal residents and visitors. In 1985, the County Parks and Recreational Board prepared a detailed Master Recreation Plan which documented the recreational needs and opportunities within the County. It also set forth a series of recommendations aimed at satisfying these needs into the future while preserving the unique recreational amenities available within the County. There is an inventory of recreational facilities contained in that Plan. It is the intent of this Plan to support and adopt the recommendations of the Recreation Plan. Land Subdivision The subdivision of large parcels into 10 acre or smaller lots is widespread in Michigan's lower peninsula. Over time it results in significant landscape change as new homes are built. Because lot lines are not visible on the ground, land fragmentation goes largely unnoticed by the public. Land division patterns largely dictate the opportunities and constraints for accommodating new land uses and preserving those that are existing. Land division trends have been expressed in different ways across the County. There are many areas in the County where land fragmentation patterns are dominated by parcels as small as 1O acres or less, not including the smaller lots associated with platted subdivisions. Because of the large amount of State-owned land in Kalkaska County, the density of people on the remaining land is greatly affected by land subdivision. This pattern of land division is evident in sections 32 and 33 of Coldsprings Township and sections 4 and 5 of Excelsior Township. (See Map 3-9). Land fragmentation can significantly impact natural resource systems. Woodlands and wetlands function best when they exist according to surrounding natural conditions. Fragmenting followed by road or home construction often diminishes the benefits natural systems are capable of providing, including wildlife habitats, flood control and water purification. KALKASKA COUNTY MASTER PLAN 3-16 �Map 3-9 LAND DIVISIONS AND OWNERSHIP IN COLDSPRINGS AND EXCELSIOR TOWNSHIPS FROM PLAT MAPS, 1981 AND 1993 Coldsprings Township T28N- R6W ~ "-', ' •,,. AIITHUR •1111111:N 000 Coldsprings Township DUAN£ Mc:CULLEN llt08[lll!T M"-L(llt O,,Nl[L z C> ~ DAVIS 120 ~ MANIICOWSKI , I -··-··MYERS .SNOWOAYRD Excelsior Township T27N- R6W 1981 Excelsior Township 1993 Source: Land Atlas and Plat Book, Kalkaska County, Rockford Map Publishers The popularity of Kalkaska County as a recreational area, as reflected in the growing number of seasonal homes, serves to reinforce the concerns related to land fragmentation. Both the natural systems and the capability of existing physical systems (roads, infrastructure) to accommodate this form of development is an issue which must be addressed in the future. Transportation In its broadest sense, a transportation system includes all forms of mobility. Vehicular mobility, however, has been the predominant method of movement for residents, businesses and visitors within Kalkaska County. The County's transportation network, like others throughout the State, has been shaped by the fundamental necessities of today, including employment, recreation, schools, and shopping. Unlike many communities, however, the role of the resorVtourism industry in the County, and its impact upon the transportation system, has required special attention in order to maintain an efficient and safe system for everyone. Existing Conditions The Michigan Department of Transportation (MOOT) has classified roads within the County using the National Functional Classification System. The primary purpose of this classification is to create uniform criteria which organizes roads by function, rightof-way and design. See Map 3-10. KALKASKA COUNTY MASTER PLAN 3-17 �Map 3-10 .....r. ···r" ........ ' .......... I I I lt--T"""--+---r--•,...L.. , ..... 11•11••·-··-··-··-··-· . i i i i Kalkaska County Existing Tr-onspor-totion Networ-k I- Pr1nc1pol Arterial , _,,_,.. MoJor Collect.or - - • Minor Ar-tenol Local Roods ; -·-·· Township Lines i ~lirflUJ:J & l(Jllrq Ceiter, In:. '"• I•• a .5 1 KALKASKA COUNTY MASTER PLAN 3-18 �.. -II -I I -JI ' '-~ Two highways within the County are classified as principal non-freeway highways, US131 and M-72. US -131 is a major State trunkline linking the Village of Kalkaska with the City of Petoskey on the north and the City of Cadillac on its south. This highway is undivided, 22 foot wide with 9 foot shoulders. Average daily traffic along the County's segment of this highway approximates 12,000 vehicles per day. M-72 is the County's primary east/west travel corridor, connecting to 1-75 on the e;ast and Traverse City on its west. Classified as a principal arterial, M-72 is also a two lane undivided highway with a 24 foot pavement surface and three foot paved shoulders. Daily traffic averages 5,500 vehicles east of the Village of Kalkaska and 7,400 vehicles to its west. Every other year, the Michigan Department of Transportation inventories the condition and operation of the entire State trunkline system. Within the County, this also includes M-66, connecting Kalkaska with Lake City to its south. Roads are evaluated by a point system for a series of categories and then given a score or rating. In both the rating of road surface conditions and safety, sections of US-131 between Kalkaska and Mancelona were identified as critical concerns in 1993. This is in part due to the growing travel demands within Kalkaska and surrounding counties. Table 3-4 compares the growth in vehicle miles of travel (VMT) between northwest Michigan counties, the region and the State of Michigan. The greatest percent change annually for all State trunklines within the region between 1970 and 1990 was found within Kalkaska County, followed by Charlevoix and Antrim Counties. Table 3-4 STATE TRUCKLINE VEHICLE MILES OF TRAVEL (MILLIONS) 1970 1980 1990 % Annual Growth Antrim 48.6 77.6 124.6 4.8 Charlevoix 46.7 85.4 133.5 5.4 Cheboygan 133.9 182.6 236.9 2.9 Crawford 94.0 124.2 191.8 3.6 Emmet 75.0 113.1 191.1 4.8 Kalkaska 40.1 73.2 121.9 5.7 Otsego 80.3 100.5 135.3 2.7 959.9 1,346.0 1,898.1 3.5 25,682.4 31,149.5 43,780.3 2.7 District 3 State of Michigan . Source: Michigan Department of Transportation KALKASKA COUNTY MASTER PLAN 3-19 �Table 3-5 CURRENT AND PROJECTED AVERAGE DAILY TRAFFIC us -131 Kalkaska to Mancelona Mancelona to Alba Alba to M-32 M-32 to Boyne Falls M-72 West of Kalkaska Kalkaska to Graylinq 1993 2020 7,100 5,800 3,200 4,000 15,800 15,200 8,200 10,900 8,000 4,600 24,000 13,700 Source: Michigan Department of Transportation As part of their trunkline assessment program, MOOT has also compared 1993 traffic volumes for trunklines with projected volumes for the year 2020. See Table 3-5. US-131 and M-72 highways will experience dramatic increases in volume of vehicles according to these projections. Both US-131 and M-72 are experiencing operational problems under current conditions, particularly during peak summer tourism months. In some instances, it can be attributed to the lack of a passing lane, but in others, it is more appropriately related to surface condition and road configuration. Continuous improvements have been made to enhance traffic flow. In contrast to State highways, local roads within the County serve as major and minor collectors for area residents. Consisting of both paved and unpaved roads, paved roads are generally found leading from lakes or along rivers to the Village of Kalkaska or the State trunkline system. Of all County roads however, totaling 851 miles, only 29 percent were paved. This placed Kalkaska 14th out of 83 counties in the highest percentage of unpaved roadways. The difficulties of meeting current road needs and demands, in light of ongoing population growth, is not exclusive to Kalkaska County, but is being experienced by road commissions throughout the State. Based upon a survey of County Road Commissions conducted by the American Public Works Association in 1993, approximately 50 miles of road within the County needed resurfacing, while 150 miles, or approximately 20 percent, require reconstruction. Similarly, a review of County bridges, of which there were 11 in 1994, indicated that 5, or 45 percent need repair. Although this figure appears high, 40 percent of all counties indicated serious deficiencies on 50 percent or more of their bridges. KALKASKA COUNTY MASTER PLAN 3-20 �J J J •-i II "-' ' ' ' ' As the capital outlay and maintenance costs continue to rise, and the revenue resources for improvements diminish, it becomes important to maximize efficiencies when planning for the future. Diminishing levels of service, increased travel times and higher maintenance costs will certainly influence the ability to maintain quality-of-life objectives, both in the near and long term future. Infrastructure The provision of infrastructure to people and property directly impacts public health, safety, and welfare and, as a result, the quality of life across the County. Decisions on whether and if so where to place/offer new infrastructure is one where this Plan can have a very significant impact. This is true for decisions at both the local level as well as on the county level. Where public sewer lines, water mains, as well as schools, and government buildings are placed will have a lot to do with the nature and type of future growth that occurs. It thus becomes vital that the planning and implementation of future infrastructure be done within a generally accepted framework based on intergovernmental coordination and open communication. Sewage and Water Systems The Village of Kalkaska is the only local unit of government with a public wastewater treatment facility. The sewage system is owned and operated by the Village and consists of a network collection of mains and a series of oxidation ponds. Originally constructed in 1968, up-grades are currently underway. Between 1980 and 1990, the total change in the number of public sewer systems throughout the County was an additional 257 units. The Village of Kalkaska had a total increase of 157 units and accounted for the largest local government increase in the County. The remaining new hook-ups were part of rural localized systems of very small size. Map 3-11 shows the entire State of Michigan by county and the percent of households connected to sanitary sewer systems. Kalkaska County has 942, or 10 percent of it's 9,151 households connected to some form of sanitary sewers. This number is typical of rural counties without large urban areas. As Map 3-11 indicates, sanitary sewer systems are located in the urban areas of the southern half of the State. While the Village of Kalkaska hasn't identified a maximum capacity of gallons a day within their system, the average daily demand is 350,000 gallons per day and current peak demand is 650,000 gallons per day. With increases in the County population, trends indicate that more and more sewer hook-ups in the Village will undoubtedly create the need for future expansion. In 1994, the number of sewer hook-ups increased to a total of 811, up from 1990 (720) by 91 units. Residents in Kalkaska County without pubic sewer systems are required to develop and maintain private septic systems. Table 3-6 illustrates the number of private septic systems by local unit of government in 1990. Clearwater Township had the most units in the County totaling 1,148. Springfield Township added 47 new sewer connections however, these are primarily community hook-ups where several housing units will share the same drain field. These are often referred to as, "common septic systems or KALKASKA COUNTY MASTER PLAN 3-21 �Percent of households -81to98 R sota76 ~ 40to59 l2ZI 20 to 38 D3ta19 Source: U.S. Bureau of the Census, Detailed Housing Characteristics Map 3-12 PERCENT OF MICHIGAN HOUSEHOLDS CONNECTED TO A SEPTIC SYSTEM, 1990 .;,:;-_ / . ;( /': :,:,/) ½~,% ,, t✓ Percent of households -81to93 m s1 to79 ~ 41to59 i2ZJ 23 to 39 r-.11018 Source: U.S. Bureau of the Census, Detailed Housing Characteristics KALKASKA COUNTY MASTER PLAN 3-22 �Table 3-6 NUMBER OF PUBLIC SEWER AND PRIVATE SEPTIC SYSTEMS* IN KALKASKA COUNTY, 1980-1990 ' ' ' ~ ~ ~ -'-. f TownshipNillaae BEAR LAKE BLUE LAKE Public Sewers 1980 BOARDMAN CLEARWATER COLD SPRINGS EXCELSIOR GARFIELD Village of Kalkaska KALKASKA OLIVER ORANGE RAPID RIVER SPRINGFIELD 3 0 0 30 4 10 4 563 582 0 3 0 2 Public Sewers 1990 16 2 0 16 5 3 12 720 839 0 0 0 49 Private Septic Total Change Systems, 1990 13 2 0 -14 1 -7 8 157 257 0 -3 0 47 988 632 493 1,148 1,016 442 646 72 1,029 234 479 402 484 Source: U.S. Bureau of the Census. •Private Septic Systems includes common hook-ups to a single septic system, or more than one housing unit sharing one private septic system. package treatment plant" units. (Numbers on Table 3-6 under Private Septic Systems, include "Common Septic System hook-ups.) Map 3-12 looks at the number of households by county using a septic system. With only 10 percent of the County's households connected to sanitary sewers, the remainder are using a septic system (usually located in more rural areas). There were 7,993 households connected to septic systems in 1990, typical of the northern lower peninsula, as most residents depend primarily on private septic systems. Water Public water supply and distribution is also contained within the Village of Kalkaska. Original construction was undertaken in the early 1940's. Table 3-7 identifies public and private systems by local unit of government in the County. The Village of Kalkaska had an increase of 179 new connections between 1980 and 1990. That number increased again during 1994, as 57 new connections were made, bringing the total on public water systems to 771. Map 3-13 illustrates the percent of Michigan households connected to a municipal water system. Just like the Michigan sanitary sewer system map, households connected to municipal water systems are primarily located in southern lower Michigan. Kalkaska County had nine percent of its occupied housing units connected to a municipal water system. Over the last two years, the Village has undertaken an ongoing program to upgrade water and sewer infrastructure. More than $400,000 has been spent on water and sewer upgrades. The Village does not operate a stormwater management system. KALKASKA COUNTY MASTER PLAN 3-23 �Table 3-7 NUMBER OF PUBLIC WATER SYSTEMS AND DRILLED OR DUG WELLS IN KALKASKA COUNTY, 1980-1990 TownshipNillaQe BEAR LAKE BLUE LAKE BOARDMAN CLEARWATER COLD SPRINGS EXCELSIOR GARFIELD Village of Kalkaska KALKASKA OLIVER ORANGE RAPID RIVER SPRINGFIELD Public Public Water Drilled or Water Systems Systems Total Dug Water 1980 1990 ChanQe Wells, 1990 -3 1,023 3 0 0 0 0 641 493 0 0 0 18 -7 1,159 25 -2 1,078 4 2 10 -7 459 3 4 10 6 658 714 179 535 78 266 1,049 560 826 0 0 0 231 -3 3 483 0 0 0 0 405 -2 2 0 547 Source: U.S. Bureau of the Census Outside of the Village of Kalkaska, the jurisdiction with the largest number of private wells was Clearwater Township, 1,159 in 1990. Map 3-14 shows the percent of Michigan households connected to a water well in 1990. The number of households connected to water wells in Kalkaska County is similar to other rural counties in northern lower Michigan. Nearly 90 percent of the County was connected to private water wells in 1990. KALKASKA COUNTY MASTER PLAN 3-24 �Map 3-13 PERCENT OF MICHIGAN HOUSEHOLDS CONNECTED TO A MUNICIPAL WATER SYSTEM, 1990 - ~~ ·' _// , ', ' <,1 /' , r~0- .,,fu ''? Percent of households -80to100 m soto74 ~ 35to49 122'.: 20 to 33 Q3to19 Source: U. S, Bureau of the Census, Derailed Housing Characteristics Map 3-14 PERCENT OF MICHIGAN HOUSEHOLDS CONNECTED TO A WATER WELL, 1990 Percent of households -80to95 - 61 to79 ~ 40to58 iZ2) 24 to 38 Doto 19 Source U.S, Bureau of the Census, Detailed Housing Characteristics KALKASKA COUNTY MASTER PLAN 3-25 �• • • ' ' '~ ' ' ' ' ,' ,. ~ Chapter 4 ASSETS, CONSTRAINTS, OPPORTUNITIES AND ISSUES Introduction During the course of generating this Master Plan, a series of surveys, workshops and town meetings were conducted with the objective of discovering community perspectives regarding the current and future state of the County. Assets, constraints and opportunities were identified with the intent of creating a framework upon which to build county-wide goals and objectives. The material which follows focuses on the key thoughts, ideas and concerns relating to assets, constraints, and opportunities raised by participants in the process or discovered during the course of this effort. In many instances, the input received was a reflection of current trends and conditions presented in Chapter Three. ASSETS, CONSTRAINTS and OPPORTUNITIES Natural Resources Population growth has, to a large extent, occurred as a result of the abundance of and quality of natural resources within the County. The lakes, rivers and public lands offer a wide range of recreational opportunities for the visitor and permanent resident alike. The pattern of scattered large lots (many about 10 acres, except around lakes where they are much smaller in size) across the County is a direct reflection of the recreational opportunities it offers. It is estimated that over 6,000 parcels have been created but are yet to be built upon within the County. With over 154,000 acres of public land, twelfth highest of all Counties in the lower peninsula, Kalkaska is truly a year round tourist and resort center. See Table 4-1. Hunting, fishing, snowmobiling, skiing, swimming and boating are all available recreation opportunities within the County. Because these natural resources are the County's greatest asset, they are vitally important to the current and future residents of the County. The quality and quantity of these natural resources are a fundamental component of the County's character. They influence the economy, community character and the quality-of-life for area residents. Future development will likely place increasing pressures on the integrity of the natural resources, both in terms of use as well as function. It is critical therefore, to recognize the need for balancing environmental integrity with economic development. Maintaining environmental quality while improving the local economy need not be conflicting objectives. In this Plan they are in fact, assumed to be mutually supportive. A healthy economy is dependent upon a healthy environment. Surface and groundwater quality are two dominant areas of concern as future growth and development occurs within the County. The area's sandy soils make contamination KALKASKA COUNTY MASTER PLAN 4-1 �Table 4-1 PUBLIC LAND ACREAGE AS A PERCENT OF TOTAL LAND ACREAGE IN NORTHWESTERN LOWER PENINSULA COUNTIES, 1990 Public Land Acreage County Total Land Acreage Public Land Acreage as a Percent of Total Land Acreage Antrim 44,453.3 304,640.0 14.59 Benzie 72,561.0 205,440.0 35.32 Charlevoix 58,069.9 266,880.0 21.76 Emmet 75,900.4 298,880.0 25.39 Grand Traverse 67,699.2 297,600.0 22.75 Kalkaska 154,545.5 359,040.0 43.04 Leelanau 29,325.1 224,000.0 13.09 Manistee 172,920.0 348,800.0 49.58 Missaukee 100,988.1 364,160.0 27.73 Wexford 219,542.9 362,240.0 60.61 Total 996,005.4 3,031,680.0 32.85 Source: Planning & Zoning Center, Inc. KALKASKA COUNTY MASTER PLAN 4-2 �' ' ' 'J ~ ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ,. , an ever present issue because of the ease of contamination from leaks or spills of hazardous substances or from the proliferation of septic systems in some of the most sensitive areas. Similarly, the potential for misuse of pesticides and fertilizers creates further challenges in maintaining the long term quality of inland lakes and rivers. Most counties throughout the State, including Kalkaska, find themselves with some contaminated land within their borders (see Map 4-1). This contaminated land is generally a result of past business practices or operations which released hazardous substances onto, or into the ground resulting in groundwater, surface water or soil contamination. As of November 1993, 46 environmentally contaminated sites were identified pursuant to the State Department of Natural Resources Michigan Environmental Response Act (Act 307). This Act was created to identify and clean up sites of environmental contamination. Oil and gas drilling, together with related industry activity, accounted for 19 of the 46 sites identified. Seven more were related to leaking underground storage tanks (L.U.S.T.). Although the County has less than two percent of the contaminated sites in the State, the sandy soils allow rapid leaching of contaminants, which adds to the concern. Because many of these properties are located in and around the Village of Kalkaska, these sites could potentially discourage new businesses from locating within the area. Strong measures to ensure the use of best management practices designed to prevent contamination of soils, groundwater or surface water are needed to protect these resources from future contamination and to ensure a healthy environment for future business expansion. The significance of quality groundwater to health and economic development was aptly demonstrated when the Village of Kalkaska's water supply was threatened by a large underground plume of subsurface contamination in the recent past. A new well was drilled for safety purposes by the Village after contamination of a monitoring well was found. The plume, however, has not reached the original well. New pressures are also being placed on the forest areas of the County, which dramatically shape the areas rural character, serve as habitat to its wildlife and support its natural ecosystems. These pressures include land division and housing construction. There are few local programs which effectively preserve the functional and aesthetic value of this resource. The abundance of clean water and woodlands, is nearly matched by the sensitive environmental resources in the County. Floodplains, wetlands, inland lake shorelines and river edges are important elements of the County's natural environment. The vulnerability of these systems to development has been well documented in the region and a conscious effort will be required to ensure their preservation in the future. KALKASKA COUNTY MASTER PLAN 4-3 �Map 4-1 Michigan Sites of Environmental Contamination, 1993 Total number of 307 and LUST* sites - 891 to 1,350 - 271 to 890 - 91 to270 31 to9o D D 0to30 *LUST = Leaking underground storage sites Source: P.A. 307 Michigan Environmental Response Act (1988 and 1994) KALKASKA COUNTY MASTER PLAN 4-4 �Economic Development Fundamental to this Plan is the recognition that a strong economy is important to the future of Kalkaska County. Economic development is a key ingredient to maintaining and improving the area's quality-of-life and achieving a sustainable future. An additional 7809 people are expected by the year 2020. See Table 4-2. This growth is expected to result in 3009 additional dwellings. In addition, seasonal dwellings are expected to grow by 1971, for a total of 5437 seasonal homes. Concurrent with this growth in residential homes will be a corresponding growth in economic activity. The type, form and nature of this activity however, will be dependent upon a variety of factors, including the ability to attract supporting business and industry as well as improving the tourism economy. Table 4-2 TOTAL POPULATION OF KALKASKA COUNTY, 1990 AND 2020 Community 'II - ~ ! II BEAR LAKE BLUE LAKE BOARDMAN CLEARWATER COLD SPRINGS EXCELSIOR GARFIELD KALKASKA VILLAGE OF KALKASKA OLIVER ORANGE RAPID RIVER SPRINGFIELD TOTAL 1990 639 378 1,076 1,959 1,073 714 596 2,317 1,952 291 885 746 871 13,497 2020 1,267 617 1,608 3,270 1,478 1,125 1,297 3,628 2,869 445 1,174 1,251 1,277 21,306 Total Chanae 628 239 532 1,311 405 411 701 1,311 917 154 289 505 406 7,809 ~ ' '· In 1991, an assessment of the economic climate of Kalkaska County was undertaken with the objective of analyzing forces affecting the economy, changes over time and opportunities for the future. This assessment was based upon historical data and observations, as well as interviews with County residents, business leaders and public officials. A number of locational advantages were identified which have contributed, and will continue to contribute, to Kalkaska's economy into the future. Proximity to Traverse City (within 20 miles) was identified as a major asset. Firms locating in the County can have the benefit of low taxes, little congestion and proximity to the attractions of Traverse City. Major highways, rail service, pipelines and the nearby Cherry Capitol Airport were also identified as important assets which shape the areas economy. (Refer to the KALKASKA COUNTY MASTER PLAN 4-5 �Master Plan for Economic Development, November 1991, Public Sector Consultants, Inc.) Complimenting locational advantages are a number of economic factors, including a low tax rate compared to surrounding counties, a competitive and capable labor force, low wage rates compared to other Michigan counties and low cost land. Locational and economic factors are advantages, but not assurances however, that the County will have a strong and viable economy in the future. The timing and future location of US 131 and of other improved infrastructure however, will greatly affect the economic future of the County. While improving the infrastructure basis for new business, and pursuing new business development is important, the County must also strive to maintain its existing employment base. Ongoing population growth and subsequent commercial development will provide the opportunity to strengthen the local economy, as will continuing investment in infrastructure and enhancement of recreational opportunities. The recent announcement that the Village of Kalkaska was revitalizing its downtown through physical improvement and upgrades is a key step in this process. Another positive step includes development of a second certified industrial park within the County, joining 56 counties within the State who have already registered their parks with the Michigan Jobs Commission. Infrastructure Infrastructure services (particularly sewer and water systems), play an important role in determining the nature, and type of future growth that can be accommodated within a community. Depending on an individual's perspective, the provision of public services could be either a positive or negative factor, in establishing the overall character of a community and its ability to guide growth into one area and away from others. Consequently, decisions on where to place/offer public facilities is an important feature of any long range plan. Within Kalkaska County, nearly all of the residents outside the Village of Kalkaska rely on individual well and septic systems. Within the limits of soil capability, individual systems offer complete flexibility in locational choices for new housing. At the same time, use of private systems imposes special conditions which must be adhered to if the quality of the physical environment is to be preserved into the future. Past problems are widely known, both within the County and throughout northern lower Michigan. For example high density development around lakes and streams using 30 year old septic systems on small lots have often been a source of ground and surface water pollution. Similarly, properties previously used as cottages are now being converted to year round residences with corresponding increases in the usage of many older septic systems. In many cases there is not much separation distance between the well and septic system. The impact of private septic systems on water quality within the County is an ongoing concern and consequently, careful monitoring will be required if similar KALKASKA COUNTY MASTER PLAN 4-6 �problems are to be avoided in the future. Likewise, future development around inland lakes and streams should be at a lower density to prevent contamination and overuse of these resources. With over 6,000 lots already existing, and undeveloped within the County, the significance of assuring that future development occurs on an adequate size lot, with appropriate soil conditions is an important issue to be considered. ' ~ ~ II ~ " ~ ~ ~ ~ ~ ~ , ,. As important in the planning process is the Village of Kalkaska's public sewer and water system. Because it is the only public system available in the County, it will play a key role in accommodating the more intense land development that occurs within the County. While the Village system appears to have sufficient capacity to meet foreseeable demand, the form, location and type of development it serves is an issue which needs to be addressed. Because much of the vacant land suitable for higher density development is outside the Village limits, intergovernmental cooperation and coordination on future land use is an issue which requires attention if quality and planned growth is to occur. Transportation The ability to get from one location to another safely and efficiently is a common concern in the daily lives of nearly everyone. Whether it be for work, school, recreation or shopping, a comprehensive transportation network for vehicles, pedestrians and bicyclists has become a fundamental necessity of today's society. Kalkaska County's transportation system has been, and will continue to be an important influence on the quality-of-life for residents, visitors and businesses who use it. This transportation network directly impacts the efficiency of emergency vehicles, the safety of motorists, personal leisure time and the appropriateness of proposed future land use patterns. As a result, it plays a critical role in the County's future and must be planned in coordination with other key components of this Plan. With over 920 miles of roads and highways, a fundamental challenge in the future will be maintaining this extensive system as well as expanding the network to improve traffic flow, safety and efficiency. Of this total, 71 miles are classified as principal arterials, 200 miles as collectors and 650 miles as rural local roads. As mentioned in Chapter Three, the Michigan State Department of Transportation indicated in a 1994 study that the County's principal arterial, US 131, contained serious deficiencies based upon traffic volumes and current highway density. Because similar deficiencies are evident within adjacent counties, MOOT has determined that a new freeway system is the most appropriate means of correcting these deficiencies. The current plan is for this freeway to generally follow, although be separated from, the existing US 131 highway. While alternative designs have placed this freeway both on the east and west sides of the current highway, final determinations regarding a specific location are yet to be made. KALKASKA COUNTY MASTER PLAN 4-7 �This new freeway system is expected to be a significant asset for the County, both by reducing congestion on existing roads, as well as improving overall accessibility for the traveler and business community alike. At the same time, it will also have a major impact on land uses within the County. The western most option requires the utilization of State Forest property while the eastern most option has greater impacts on existing development patterns and through traffic using existing US 131 as it flows through the center of the Village of Kalkaska as the principal connector with M-72. Based upon input from local leaders and citizens, it appears the western alignment has captured the greatest amount of local support. It appears a western route will fragment existing farms less, create less dead-end roads (with less detriment to school bus routes and emergency vehicle access), and provide better access for new business development. Further evaluation will be required however, before a definitive position can be taken. If a western alignment is selected, the alignment closest to the Village would offer the greatest economic benefits. Consideration should also be given to severing any small acreage State Forest land east of a new western alignment to the Village of Kalkaska for use to accommodate planned growth. The proposed freeway, its design, placement and function, will play an important role in the County's future. At the same time, local roads within the County deserve special attention as well, particularly as it relates to adjacent large lot development. Because over 68 percent of the County roads are identified as local roads, and only 30 percent of local roads are paved, it becomes a significant maintenance and improvement issue as individual properties continue to increase in out-County areas. Under current conditions, none of these local roads qualify for Federal funding when improvements are required, suggesting County taxpayers will ultimately shoulder the responsibility. By keeping rural residential density low along these roads, the need to upgrade them will be greatly diminished. Land Use Needs Land use change is inevitable within Kalkaska County. New homes, businesses, recreational activities and tourist attractions are likely and desirable, particularly in light of the proposed freeway. The issue becomes, where, when and what type of land use change will occur? Also, are the basic public services available to adequately meet the needs of new development? Fundamental to achieving the desired balance between economic development and the physical environment are responses to the above questions. As mentioned in Chapter Three, one of the most significant economic development activities within the County has been and continues to be new housing construction. With population projected to increase by approximately 7,000 people by the year 2020, over 3,000 new housing units will be constructed, consuming between 5,000 and 10,200 acres of land for residential purposes at current large lot, low density trends. See Table 4-3. Concurrent with the expansion of permanent housing, will be construction of 1,971 new seasonal housing units, based upon a continuation of past trends. See Map 4-2. Approximately KALKASKA COUNTY MASTER PLAN 4-8 �....... ~··· ~ r- ~ en ~ ~ r- ~ en ~ 0 0 C ~z cb ~ 3: l> ~ m ::0 "'CJ !;: z 0 Land Acreage for Single-Family Resldentlal Land Use 2020 Change New SinglePersons Per New Family Housing Housing Housing Unit Units Units 274 208 2.29 97 2.10 114 190 133 2.80 2.55 514 39 1 122 2.42 167 2.64 111 156 227 2.41 291 2.70 486 330 2.62 350 238 54 39 2.85 2.94 67 98 2.92 173 88 2.85 142 101 High Density Land** 525 Medium Density Land** 807 374 515 1,512 473 428 878 1,278 60 153 259 341 391 Low Density Land** 1,088 505 694 2,040 638 577 1,184 1,724 60 206 349 460 528 0 New Multi- Land Acreage Family for Multi-Family Housing Residential Units Land Use 66 11 17 3 57 10 123 21 45 8 45 8 64 11 155 26 112 19 15 2 31 5 85 14 41 7 Population 1990-2020 Community 628 1,267 BEAR LAKE 244 239 617 BLUE LAKE 335 532 1,608 BOARDMAN 985 1,311 3,270 CLEARWATER 405 308 1,478 COLD SPRINGS 279 411 1,125 EXCELSIOR 701 572 1,297 GARFIELD 1,311 832 3,628 KALKASKA 917 60 2,869 Villac:ie of Kalkaska• 445 154 99 OLIVER 168 1,174 289 ORANGE 505 222 1,251 RAPID RIVER 406 255 1,277 SPRINGFIELD 3,009 2,152 7,468 10,052 21,306 7,809 2.62 4,883 857 TOTAL •village of Kalkaska assumes urban density of 4 dwellings per acre. ••High density= 2.52 acres per housing unit, medium density= 3.87 acres per housing unit, low density= 5.22 acres per housing unit; multi-family residential = 6 dwelling units per acre. Source: County population projections by Michigan Department of Management and Budget (preliminary estimate November, 1994); township projections by Planning & Zoning Center, Inc., based on demographic trends. 143 C z ~ "'CJ "Tl 0 O"'CJ :::0 C :i!m !;:-t -4 DJ -< o!:!: m Z CD l> l> f" :::0 z w NC r~ l> 0 z C C en m "'CJ :::0 0 c.. m 0 :::! 0 z en �Map 4-2 FUTURE CHANGE IN THE NUMBER OF SECOND HOMES IN MICHIGAN 1990-2020 Percent change -6to8 4to5 -2to3 D Oto1 D -1 to-o3 . ,- , . So,rce: U.S. &nau ofthlJ census 25 percent of this growth is expected to occur within the Village of Kalkaska and Kalkaska Township, with the remainder distributed throughout the County. Depending upon the form and location of this development it could significantly impact the character of the County and the quality of life it offers. Land use impacts can be felt visually, economically and environmentally. As a result, careful consideration must be given to recognizing the potential impacts of development and negative changes which may result if allowed to evolve by chance. Based upon past trends and projected population growth, employment is expected to increase from 5,440 people in 1992 to 8,486 in 2020. This 3,046 employee increase distributed to each jurisdiction within the County on Table 4-4 based on current trends. As is evident, the land area required to accommodate this level of activity is nominal, approximately 203 acres at an average 15 employees/acre. This figure can easily double, or triple, depending upon development patterns, sensitivity to the environment, intensity of use, the compact nature of development or the advent of a single large new employer. Based upon past trends, and community desires as reflected in input received, the intent is to build upon and strengthen existing business and industrial activity found in and around the Village of Kalkaska, where the infrastructure system has sufficient capacity and the ability to service the demands placed on adjacent properties. As previously mentioned, public land within Kalkaska County is perceived as both an advantage (i.e., natural setting/environment, lakes, rivers and streams, recreational opportunities) and a disadvantage (i.e., a reduced amount of private land, no tax opportunity). KALKASKA COUNTY MASTER PLAN 4-10 �Table 4-4 KALKASKA COUNTY EMPLOYMENT AND NON-RESIDENTIAL LAND USE PROJECTIONS, 2020 Population Community BEAR LAKE BLUE LAKE BOARDMAN CLEARWATER COLD SPRINGS EXCELSIOR GARFIELD KALKASKA Village of Kalkaska OLIVER ORANGE RAPID RIVER SPRINGFIELD TOTAL 1990 639 378 1,076 1,959 1,073 714 596 2,317 1,952 291 885 746 871 13,497 Total % of 1990 Employment County Population Employment Employment Increase Acreage Population 2020 1992 2020 1992-2020 Required 5% 1,267 256 339 5.53 83 17 3% 169 617 152 1.13 8% 435 1,608 594 159 10.60 15% 3,270 789 1,273 484 32.30 8% 1,478 430 466 2.40 36 5% 1,125 288 424 136 9.00 4% 1,297 239 339 100 6.67 17% 3,628 1,871 930 941 62.70 15% 2,869 789 1,697 908 60.50 2% 445 120 127 7 0.50 7% 1,174 359 424 65 4.30 6% 1,251 299 339 40 2.67 7% 1,277 354 424 70 4.67 100% 21,306 5,440 8,486 3,046 Source: Employment projections assume employment growth at an average rate of 2 percent per year from 1992-2020. Land area projections based on average of 15 employees per acre. Table 4-5 STATE AND FEDERAL PUBLIC LANDS IN KALKASKA COUNTY, 1990 Community BEAR LAKE BLUE LAKE BOARDMAN CLEARWATER COLD SPRINGS EXCELSIOR GARFIELD KALKASKA VillaQe of Kalkaska OLIVER ORANGE RAPID RIVER SPRINGFIELD TOTAL Acres 23,980.1 16,139.9 6,826.7 3,049.9 4,356.9 6,560.9 44,657.1 23,249.2 0.0 13,531.6 366.3 8,954.2 2,872.8 154,545.6 Source: Planning & Zoning Center, Inc. KALKASKA COUNTY MASTER PLAN 4-11 203 �In planning for future development of the County, the location and type of public lands will have a direct influence on the range of options available, as they have in the past. Many of the townships within the County have a majority of their land areas committed to public use. See Table 4-5. Based upon the 1994 Resources Management Plan prepared by the Michigan Department of Natural Resources, between 1994 and 2005 MDNR hopes to acquire an additional 14,500 acres of public land in the County. The majority of this acquisition is for purposes of consolidating existing holdings and/or improving the recreational opportunities available within the County. These acquisitions reinforce the need to achieve wise use of remaining private land holdings in order to maintain growth and development opportunities into the future. There may be a valuable opportunity to trade some public land for private land as this consolidation occurs. Lands targeted for such consideration are identified in Chapter 6. ISSUES The review of existing conditions in Chapter Three and the identification of key assets, constraints and opportunities in this chapter give rise to numerous issues which need to be addressed as part of this planning effort. The material which follows provides a summary of primary issues as a basis for understanding current, and likely future conditions, within Kalkaska County if current trends continue. Natural Resources • Balancing long-term economic improvement with environmental protection through local government policies and programs. • Protection of air quality and water quality. • Protection of environmentally sensitive areas, including wetlands, shorelands, and wildlife habitats. Economic Development • Maintain and strengthen the existing job base. • Promote new business development. • Create more year-round jobs. • Strengthen downtown Kalkaska. • Expand tourism/resort activity. • Sustainable economic development to provide jobs for present and future residents. Infrastructure • Upgrade old on-site sewage disposal systems and wells (plugging all unneeded ones). • Expanding public sewer and water around the Village of Kalkaska to provide services to new compact development. • Establish public service districts to guide future growth. KALKASKA COUNTY MASTER PLAN 4-12 �Transportation • Secure land necessary for future roads. • Protect scenic/aesthetic quality of key State and County roads. • Improve the safety of the movement of people and goods along key corridors. • Create a long term road development and transportation plan . . • Enlarge the "Class A" (all-weather) road network • Identification of proposed network. • Secure funding for all-weather road network. Land Use • Expand recreational facilities. • Create a stru_cture for intergovernmental resolution of issues of greater than local concern. • Imitate watershed management for water quality protection. • Implement a groundwater protection strategy. • Ensure habitat preservation for sustainable fish and wildlife populations. • Protection of natural resources necessary to sustain resource based industries such as agriculture and forestry. • Establish buffers between residential and commercial/industrial land uses. • Provide for open space/cluster development to protect sensitive environments. • Establish a variety of residential development patterns with different densities and housing types to provide a wide choice of housing options. • Discourage the creation and/or expansion of strip commercial development and spot zoning. • Address the impacts of land fragmentation, uncoordinated subdivision and site condominium development. • Identify the type, amount and location of commercial and industrial development. • Improve lack of public access to area lakes. • Cleanup contaminated soils and groundwater. KALKASKA COUNTY MASTER PLAN 4-13 �Chapter 5 GOALS AND OBJECTIVES Introduction During planning and futuring sessions for Kalkaska County, residents and officials were asked to identify characteristics they would like their community to have 20 - 25 years from the present. Citizens consistently portrayed a common vision for the County's future which retains its existing rural character, preserves its natural features and strengthens the Village of Kalkaska as the County's business center. Following is a synopsis of the most-·consistent and common suggestions offered: 1. An active, vibrant and bustling downtown Kalkaska which builds on its heritage, is authentically restored, serves as a source of community pride and satisfies the commercial and business needs of the visitor and resident alike. 2. A natural environment which has been respected, integrated into the rural setting and generally preserved. 3. A strong, healthy economy which is built upon a diversified employment base consisting of manufacturing, retail, service, mining and governmental employment. 4. A diversified range of services and activities supporting and enhancing the quality of life in the County; including; a convention center, upgraded medical facilities, restaurants, business parks, expanded festivals, senior center and improved fairgrounds. 5. Intergovernmental cooperation and coordination, increased citizen involvement and positive resident attitudes are prevalent throughout the County. Drawing upon the above ideas, together with survey data, assessment of conditions and multiple reviews, a set of goals, objectives and policies were prepared to serve as a basis for guiding the direction of this Plan as well as future land use decision making. Definitions Goal: Goals are broad-based statements of intent and establish the direction for the Master Plan. Goals could generally be thought of as the desired "ends" of successful implementation of the Kalkaska County Master Plan. Objective: Objectives are the stated "means" of achieving each goal, or the tasks to be carried out in the process of realizing goals. Policy: Policies serve as a guide to decision-making which ultimately affects the outcome of various objectives. Decisions affected by policies ideally contribute to KALKASKA COUNTY MASTER PLAN 5-1 �successful implementation of Master Plan goals and objectives. Many of the policies in this Plan will require regulatory or program changes in order to be implemented. KALKASKA COUNTY GOALS & OBJECTIVES Community Character Goal: Preserve and enhance the rural character of the County. Objectives: • Retain the natural character of existing transportation corridors and the scenic views from these corridors by encourage maintenance of trees and woodlots. • Improve the visual appearance of primary travel corridor intersections within the County. • Identify and preserve the historic features of the County. • Emphasize and maintain the unique character of the villages within the County. • Encourage preservation of open space as development occurs. • Establish uniform sign guidelines and standards to protect the scenic character of the County. • Identify and encourage acquisition of special environments of significant public value. • Encourage development which is consistent with and responsive to the areas natural land forms. • Encourage new development which is compatible with the rural night sky conditions. • Preserve the natural character of the shorelines of lakes, rivers and streams. • Promote the special features within the County including forests, parks, trails, lakes, rivers and other physical amenities. • Encourage new land use and density/intensity of development which compliments and is consistent with the established character of the County, villages, and townships. • Encourage low density or clustered development within the County's rural areas. • Encourage development of scenic walking and/or riding trails throughout the County. • The County and local governments should work together to protect open space, especially scenic vistas and corridors, from loss through land fragmentation and/or uncoordinated development. Policies: • New residential, commercial and industrial development in the County can be accommodated provided it is: 1) in locations with services adequate to meets its needs, 2) respectful of environmental resources, 3) consistent with the KALKASKA COUNTY MASTER PLAN 5-2 �• character of development in the area, 4) consistent with approved land use plans, policies, and County and local regulations, 5) consistent with the policies of this Plan, 6) in locations that encourage compact residential development near areas of employment, shopping and services, and 7) built with consideration of adequate buffering and transition features between conflicting land uses. Development guidelines in the Grand Traverse Bay Region Development Guidebook should be used to guide future land use decisions by the County and local governments in the County. Residential Development Goal: Provide for a broad range o.f housing opportunities which respond to the varying economic, family and lifestyle needs of residents and tourists while maintaining consistency with the character of existing residential areas. Objectives: • Encourage redevelopment and expansion of existing neighborhoods, reinforcing and strengthening the small town character of existing neighborhoods and villages in the County. • Encourage compact new residential development to locate in areas where roads and infrastructure are available or are planned to accommodate such density. • Encourage new residential development which respects the natural conditions and characteristics existing in the County. • Encourage new residential development which create a sense of place and achieve harmony with existing development. • Create neighborhoods which are pedestrian oriented and interconnected with the larger community by bicycle, as well as by auto. • Encourage the construction of gas and oil wells in a manner which is sensitive to the natural environment and the quiet use and enjoyment of existing or planned residences in the area. • Discourage fragmentation of open space and the natural environment through coordination of County and local planning and zoning efforts. Policies: • New compact residential development served by public sewer and water should be located in and adjacent to the Village of Kalkaska. Existing small settlements around or near lakes should not accommodate new development at densities similar to historic patterns, unless there is public sewer and water available. • Cluster development will be encouraged in rural areas though use of incentives as an alternative to relying exclusively on traditional large lot development. KALKASKA COUNTY MASTER PLAN 5-3 �• • • • Residential development patterns throughout the County should reflect economical and efficient use of land and be especially mindful of the value of protecting renewable resource lands such as agricultural and prime forest lands from premature conversion or land fragmentation. Kalkaska County should contain an adequate distribution and mix of housing to enable each County resident to secure safe, adequate housing at an affordable price in location with adequate public services. Local master land use plans and development regulations should include buffer standards between residential land uses and agricultural, commercial or industrial land uses to minimize the nuisance impacts of one use upon the other. The County and local governments should adopt, implement and maintain, common zoning, site condominium, subdivision and lot split regulations to prevent premature conversion of large parcels and to ensure adequate access to all properties. Natural Resources & the Environment Goal: Preserve and protect environmentally sensitive areas and conserve the natural resources of the County. Objectives: • Define and identify sensitive environmental areas such as woodlands, wetlands and other land not suitable for intensive development because of natural limitations. • Develop guidelines and criteria which encourages land development consistent with air, water, land and sensitive environment protection objectives. • Encourage new development activity which harmonizes with the natural characteristics of the land. • Protect and enhance the natural aesthetic values and recreational potential of all waterfront areas for the enjoyment of citizens and visitors. • Encourage non-profit conservancy organizations or public agencies to acquire special environments of significant public value. • Renewable resource lands like agricultural and forest lands should be protected from incompatible land uses which could otherwise contribute to their premature conversion. Policies: • County and local governments should initiate proactive measures to protect and enhance environmentally sensitive areas. • County and local policies and programs should be drafted and implemented which seek to ensure environmental protection while strongly encouraging appropriate local economic development. KALKASKA COUNTY MASTER PLAN 5-4 �• • • • County and local governments should initiate proactive measures to monitor and protect air, groundwater, and surface waters. Agricultural and forest lands that are suitable for sustained management should be protectively zoned from encroachment by incompatible land uses. Residential areas around inland lakes should not be expanded without adequate public infrastructure (especially sewer and water) and only when measures are adequate to prevent overuse of the lake surface. Common regulations should be implemented to protect lakes and other sensitive environments that are in more than one jurisdiction. Industrial and Commercial Goal: Encourage the development of nonresidential land uses in appropriate locations which serve the needs of visitors and tourists, create jobs and increases the overall economic vitality of the County. Objectives: • Create a vibrant and bustling Village of Kalkaska which is functional, people oriented and the center of activity within the County. • Concentrate new commercial development in a manner which strengthens and reinforces the vitality of existing commercial development in the Village center. • Encourage tourism activities which enhance business consistent with the character of the County. • Support existing industry by encouraging redevelopment and expansion. • Encourage industrial development in planned locations with adequate public facilities which will increase the range of employment opportunities available to County residents. • Encourage job opportunities which offer year round employment at a level sufficient to support a family. • Provide programs which improve the skills and educational levels of low income, unemployed individuals to enable them to achieve permanent employment while satisfying the needs of industrial and other business employers. • Create flexible development opportunities within the County which can satisfy industrial and commercial needs. Policies: • Promote business activity which strengthens existing business centers and industrial parks and provides more diversified year round employment. • When pursuing efforts to attract new jobs, the County, local jurisdictions and economic development groups should seek out and solicit businesses which are environmentally responsible. • Work to promote desirable forms of tourism in the County, including those which occur during off seasons. KALKASKA COUNTY MASTER PLAN 5-5 �• Strip commercial and industrial development should be discouraged through plans and regulations that promote compact and cluster development patterns. Approval of isolated commercial or industrial developments is inconsistent with this Plan. An exception is oil and gas related processing facilities which must be located to efficiently service existing or planned wells in an area. However, such sites are often, by their nature, of a relatively short useful life, and hence, should not be used to justify other permanent industrial or commercial development nearby. Public Facilities and Services Goal: Provide a range of public facilities and services consistent with the rural character of the County, which meets present and future needs of existing communities and supports the public health, safety and welfare of residents and visitors. Objectives: • Encourage and support police, fire and emergency services consistent with public need and the ability to finance improvements in the most cost effective manner. • Insure the safe, effective and efficient disposal of solid waste and hazardous substances. • Prepare an intergovernmental plan for the carefully timed provision of sewer and water service around the Village of Kalkaska and perhaps other select areas of the County consistent with the goals and objectives of this Plan. • Encourage the consolidation of police, fire and emergency services when efficiencies can be increased, public expenditures reduced and services can be enhanced. • Identify locations within the County where limitations are present for construction of on-site septic systems and restrict residential density in those areas. • Develop regulations which ensure adherence to safe and effective methods for disposing of on-site sanitary waste and ensure groundwater protection. Policies: • Promote expansion of sewer and water into an area only when consistent with the planned intensity of land use for that area and scheduled as to affordability. • The County's solid waste management program should maintain consistency with the requirements of Act 641 and move to a regional plan for waste disposal. • The County and other local governments should adopt site plan review regulations to protect groundwater and septic system inspection programs (as in Benzie County) to protect the quality of inland lakes and streams. KALKASKA COUNTY MASTER PLAN 5-6 �,. • • Expansion of public facilities (especially sewer and water) should be timed to guide future development into particular areas consistent with the demand for additional service. A County-wide capital improvement plan should be annually prepared and updated listing proposed public improvements by location, cost and means of financing for the next six years. Proposed public facilities should be consistent with this Master Plan. Transportation Goal: Maintain a safe, effective and efficient road network and improve roads to promote growth in a way that is consistent with land use goals and objectives. Objectives: • Maintain an up-to-date County-wide capital improvement budget and program to ensure that transportation maintenance and improvement needs can be satisfied over the long run . Improve County roads based on current use and projected future use levels. • Coordinate planning efforts with the Michigan Department of Transportation as accessibility is improved both to and within the County along existing and proposed highway corridors. • Encourage a wide variety of transportation means, such as biking, walking and snowmobiling, to meet the diverse needs of present and future County residents . • Encourage new land use development in areas which have adequate road capacity to meet the demands of that new development. • Minimize traffic congestion and hazards by coordinating land use development and highway improvements. • Develop an access management program to control access along existing US 131 and M-72 and around interchange areas on new US 131 . Policies: • Agree on the design elements that are desired to be part of any road improvements or new construction (i.e., road design, views from the road , accessibility, physical barriers, safety issues, maintenance of tree canopy, etc.) • The Kalkaska County Road Commission should develop and implement a long term road development and multimodal transportation plan consistent with this Master Plan. • The Kalkaska County Road Commission , with the assistance of the County Board of Commissioners and all other local governments, should seek alternative funding sources to create a network of "Class A " (all-weather) roads throughout Kalkaska County in planned locations. KALKASKA COUNTY MASTER PLAN 5-7 �• County and local zoning and subdivision regulations should include access management and private road standards to ensure safe and convenient turning movements and access by emergency vehicles. Recreation Goal: Enhance the well being of area residents and tourists by providing a well balanced system of private and public park and recreational facilities and activities located to serve present and future local needs and the area economy. Objectives: • Coordinate efforts with local jurisdictions and the Michigan Department of Natural Resources to update and implement the recommendations of the County Recreation Plan. • Identify and explore new opportunities for recreational projects with local jurisdictions as a means of better serving residents and enhancing tourism. • Improve youth recreational opportunities throughout the County, including indoor and outdoor sports activities. Policies: • Develop a funding program for the purchase of recreational lands in planned areas where a need has been determined or where a special opportunity exists. • Develop a funding program for enhancing recreational programs and facilities throughout the County. Intergovernmental Cooperation Goal: Encourage cooperation and coordination between the County and local jurisdictions on subjects of mutual interest and mutual benefit in an effort to improve the well being and quality of life for present and future County residents. Objectives: • Prepare a set of common policies which are adopted by all jurisdictions which support and promote the goals, objectives and concepts of this Plan. • Develop a joint strategy to promote and actively market the economic and recreational benefits of the County. • Provide assistance to local units of government in the County relating to realization of their individual goals and objectives that are not inconsistent with this Plan. Policies: • The County Planning Commission will take the lead in helping to annually set a common agenda among all County and local public agencies for coordinating planned public improvements. KALKASKA COUNTY MASTER PLAN 5-8 �• • • Local governments will work with the County Planning Commission to develop a mechanism to cooperatively resolve issues of greater than local concern. The County and local governments will cooperatively develop and implement programs and standards to assure adequate levels of public services and consistent land use regulations with assistance from the County Planning Commission. The County will continue to take the lead in coordinating economic development activities within the County. KALKASKA COUNTY MASTER PLAN 5-9 �Chapter 6 FUTURE LAND USE PLAN Introduction The future land use plan for Kalkaska County is a physical representation of the goals, objectives and policies identified in Chapter Five. The principal components of this Plan include; 1) the planned arrangement for future land use throughout the County; 2) the manner in which public infrastructure is to be provided in support of the future land use arrangement and 3) the future transportation system which is required to serve the future land use. Together, these components represent an integrated and coordinated community development strategy that is based on achieving the future vision of the County as reflected in the goals and objectives. Basis For Future Land Use Plan The Future Land Use Plan establishes the planned land use arrangement for approximately 20 years. It was established based upon an analysis of physical characteristics, community attitudes, the existing road network, infrastructure, soil conditions, characteristics of sensitive environmental areas and other associated factors. This Plan sets forth a future land use pattern that is not much different from the current pattern. The Plan promotes preservation of the existing character of the County, including its existing farmland, woodlands, wetlands, and other water resources and open spaces. The primary difference between the planned and current land use pattern is founded upon an increased concern for the natural environment as new development occurs, improved compatibility between land uses, accommodating increased urbanization where public services are already available, improving economic opportunity through a broader range of commercial and industrial land uses, and planning for the construction of a new freeway with corresponding interchanges in locations which improve rather than reduce quality of life. Future Land Use Map Following is a review of the principal categories of future land use and their respective relationships as proposed in this Plan. These land uses are illustrated on the Future Land Use Map (Map 6-1) and described in the accompanying text. Agriculture and Forest Land Uses Agricultural resources are found distributed throughout the central portions of the County. Concentrations of contiguous agricultural lands do exist but more generally, farmland tends to be found as large scattered parcels crossing several jurisdictions. Approximately 36,200 acres of open cropland or pasture, with 6,900 acres of Christmas tree plantations, constituted 12 percent of the County's land area in 1978. KALKASKA COUNTY MASTER PLAN 6-1 �This Plan recognizes that farming plays an important role in the history and present life of the County. It also recognizes that farming, as an industry, is a difficult challenge in an area with generally lower quality agricultural soils (than other farming areas of the State) scattered farms, and a proliferation of large lot land divisions. It is the intent of this Plan to encourage the continuation of all current farming activities as long as it is economically viable to do so. All existing farming operations should be recognized as legitimate land uses provided that they are operated consistent with State Department of Agriculture requirements as "generally acceptable agricultural land management practices." This means that existing agricultural land uses in areas depicted on Map 6-1 as agriculture/forest would be treated as permitted uses by right in the County or local zoning ordinances. Policy: Existing private land used for agricultural or silvaculture purposes should continue to be recognized as permitted uses in the County and local Zoning Ordinances. New lands could be converted into agricultural production . Where farmers petition for more protection from non-farm encroachment, a separate Agricultural District could be created. This policy recognizes that by not expressly restricting land fragmentation of existing private agricultural and forest lands, and by permitting residential use of lands throughout most of the County, that existing agricultural and private forest lands will, over time, likely be converted to residential uses. However, such conversion is not encouraged to occur any faster than current rates and should not be more dense than current low density kinds. Residential development density in the agriculture/forest land use category should not exceed an average one dwelling unit per forty acres (when all dwellings are averaged over the entire area in this category) . Individual parcels could range from five to forty acres in size with slightly more than ten acres being the common norm at the time the Plan was adopted. No parcels smaller than five acres should be permitted to be established, unless rural clustering via special PUD zoning was followed. Rural clustering permits smaller lots surrounded by open space to be created (see Figure 6- 1). Residential Residential development will continue to be the predominant developed land use throughout the County. Permitted density will vary, however, based upon the availability of public sewer and water, the natural limitations and suitability of soils, the historic development pattern, the compatibility with adjacent land uses, and the availability of adequate support services; including convenient and safe access, healthy water and septic disposal and sufficient police and fire protection. Low density development on either large lots, or clustered around common open space is encouraged throughout the vast majority of the County, due primarily to the lack of public sewer and water, the generally poor soils for septics and to protect the rural character of the County. Three districts in which residential use is the primary category KALKASKA COUNTY MASTER PLAN 6-2 �Map 6-1 KALKASKA COUNTY --- Future Land Use Village Residential - Waterfront Residential D Forest/Agriculture = Principal Arterial ....,.. Major Collector · Local Roads Commercial Industrial Forest/Recreation Minor Arterial - ~ Proposed Freeway ....,.... Alternative ~ Lakes and Rivers •• Planning & Zoning Center, Inc. April, 1995 N A KALKASKA COUNTY MASTER PLAN 6-3 �Figure 6-1 LAND DIVISION Common Approach Lot Size EXISTING SITE CONCERN Unregulated lot splits results in sprawl, loss of renewable resource lands, and loss of rural character. Maximum unregulated land division under the Subdivision Control Act occurs along road frontage. CLUSTER DEVELOPMENT Source: Grand Traverse Bay Region Development Guidebook, 1992, pages 78-79. KALKASKA COUNTY MASTER PLAN 6-4 us er sma er o s on bulldable ponlon of large parcels - retaining large unbuilt ponlons as open space and as farm or forestland. If accomplished via open space zoning or rural clustering provisions, a farmer can capture the development value of the land wltho ut losing much of the agrlcultural land value. �are planned. These include Village residential, waterfront residential, and forest recreational. The village residential area, depicted on the Future Land Use Map for urbanized Kalkaska (Map 6-2) is classified based primarily on the availability of public sewer and water. Properties of one acre or less in size fall into this classification. The Village of Kalkaska and surrounding lands plus the small settlements like Rapid City and South Boardman, comprise the only current or proposed village residential districts. This classification is made in consideration of the adequacy of roads, stormwater, public sewer and water and police/fire services to serve the density of development in these areas. The intent is to insure that all future village residential development occurs within an environment that is self-sustaining over time. The present character of the waterfront residential land surrounding the County's inland lakes and streams is generally a mix of residential and open space. The Plan encourages a continuation of these uses, but in a manner which more effectively recognizes the sensitive environmental qualities embodied in these resources. Very limited new residential development and redevelopment is provided for except at · densities compatible with the surrounding land and water resources. This density should be maintained at a minimum of one dwelling unit per one half acre. Exceptions for existing non-conforming lots of record should be provided for to reflect current conditions. All wetlands and sensitive natural areas adjacent to inland lakes and streams should be maintained to the extent possible, as part of the natural lake ecosystem. Because inland lakes are both natural resources and sensitive areas, adjacent land development poses particular challenges for land management. To a large extent, these lakes have served as magnets as a result of their aesthetic, environmental and recreational values. These highly attractive resources are sensitive to degradation through shoreline erosion, septic field leaching and sediment discharge. As residential development and redevelopment occurs, both land side and water side issues must be addressed. Reduced development densities are recommended along the lake shore areas as redevelopment occurs to better assure adequate on-site sewage disposal and limit disturbance of important aesthetic and ecological elements. Keyhole or funnel development should be prohibited and uniform lakefront regulations should be established, especially around those lakes in more than one jurisdiction. Forest/recreational residential districts principally include public, quasi-public and the limited private recreational land holdings surrounded by these public and quasi-public lands within the County, as well as miscellaneous non-public properties which fall within or adjacent to these land holdings. The absence of public infrastructure, limited physical accessibility and general lack of improved roadways reinforces the inability of these areas to service any more than the lowest of residential densities, which should generally be at one dwelling unit per 40 acres, except where already established at a lower density, but never below one dwelling unit per 10 acres. When these conditions are combined with the environmentally sensitive nature of most public land holdings, KALKASKA COUNTY MASTER PLAN 6-5 �Map 6-2 I ' I A ... - I • I ____..,._,,,,__i---__,~.. . ... I I • I • ~• - - " •·· I I I I .. . . • • • . - I ~ I I ■i VILLAGE OF KALKASKA Future Land Use Village Residential - Commercial - Waterfront Residential - Industrial D Forest/Agriculture - - Principal Arterial Major Collector Local Roads = ■ • _ ~ Forest/Recreation Minor Arterial Proposed Freeway Alternative Lakes and Rivers Planning & Zoning Center, Inc. April, 1995 N A KALKASKA COUNTY MASTER PLAN 6-6 �together with the desire of the State to continue to purchase many of the small discontinuous parcels, only limited residential development is anticipated in this area. Policy: Although not designated as a special area on the Future Land Use Map, it is clearly the intent within all residential areas of the County to encourage carefully designed cluster/open space developments. The objective of this philosophy is to support the use of design tools and technologies which preserve the open spaces and natural features of the County's physical environment over time. Careful design can ensure that the open space, rural character of the County is retained in contrast to homes uniformly lining roads throughout the rural countryside. Policy: Residential development should be limited in number of dwelling units and density where the following circumstances ·exist: 1) there are few if any public facilities; 2) roads are unpaved; 3) no plans exist for new roads or public sewer and water, and 4) soils do not permit more intensive land uses. Private, on-site package sewer or water systems serving multiple residences are not considered a viable alternative unless thirty or more dwelling units are served , and all permits from the DNR and MDPH, and the County Health Department are secured. Policy: New development and redevelopment along the County's inland lakes should only be permitted according to development standards which address, at a minimum, consideration of a potable water supply, safe disposal of septage, water and land carrying capacities, water quality protection, preservation of open space, minimal additional intrusion upon the natural environment, and the provision of adequate public access where no or inadequate public access currently exists and a suitable site can be found which minimizes negative impacts on adjoining lands. Commercial Land Use The Village of Kalkaska and its central business district is the principal shopping area within the County. This Future Land Use Plan recognizes downtown Kalkaska's historic role as the business center of the County and supports improving its stability, attractiveness and function . A variety of commercial properties are also found immediately outside the Village of Kalkaska, ranging from neighborhood convenience shopping to restaurants and general business activities. Located along both US 131 and M-72, much of this mixed commercial development has occurred in the form of strip development. This Plan recognizes that while the central business district should be the center for retail, service and institutional activity, many of today's commercial activities, either by virtue of size or market, are not appropriate for certain auto oriented development. Consequently a secondary area of concentrated commercial activity is recommended: 1) south of the Boardman River and north of M-72, along US 131; 2) along M-72 west of US 131 . A primary objective in creating these secondary areas is to encourage new activity in locations which can meet the needs of the traveling public without weakening the existing CBD of the Village. At the same time, new commercial activity should occur KALKASKA COUNTY MASTER PLAN 6-7 �only in a planned manner where the character and form of commercial development is developed according to the following guidelines: • a limited number of common points of ingress/egress are utilized • visual character is maintained through retention of site features • buffering/screening is provided for adjacent non-commercial uses • commercial activity is clustered and limited to specific locations • sufficient capacity is evident on the adjacent street system and the impacts of new traffic flows are mitigated • the character and style of commercial activity is in keeping with that desired of the community • generous landscape treatments are utilized to filter views of parking lots, internal circulation and storage systems • criteria are established relative to an acceptable distance between points of ingress and egress as well as from roadway intersections. The long range intent through the application of the above guidelines, is to maximize business development opportunities and ensure that development minimizes conflicts, maximizes safety and contributes to the aesthetic as well as economic environment within the County. This Plan also recognizes that the proposed freeway includes two interchanges near the Village of Kalkaska. Should adequate infrastructure exist and demand for commercial development occur, this Plan recommends that a planned commercial district be established which has as its basis, the guidelines provided above with a special emphasis on controlled access. Policy: The economic viability of existing commercial areas, including downtown Kalkaska, and satellite "neighborhood commercial areas" in Rapid City and South Boardman, will be supported by encouraging compact development patterns that avoid the negative aspects of strip commercial development. Policy: Commercial development will be encouraged to follow a compact development pattern and locate where the following conditions exist: 1) there are adequate public services, 2) roads are paved and of all-weather construction, 3) access drives are designed and limited to prevent hazards and conflicts, and, 4) stormwater runoff is managed to protect water quality, limit erosion and control flooding. Industrial Land Use Industrial development within the County has generally occurred in areas with the following characteristics: good highway access (US 131), availability of public sewers and water, level topography, available support services, and expansion capability. Present industrial activity is found within the Village of Kalkaska, as well as north and south of the Village along US 131. These areas should continue to be the focus of industrial activity within the County. Each can satisfy the basic e::onditions set forth above. It is important to ensure however, that compatibility with neighboring land uses can be successfully achieved before expansion or new development occurs. Industrial KALKASKA COUNTY MASTER PLAN 6-8 �development should not be expanded north or south of the current uses in section 33 of Rapid River Township and section 20 in Kalkaska Township. A special need appears to exist within the County for the creation of a third planned industrial park. An industrial park can offer assurances of clean land , a physically attractive environment, consistency between neighbors and a common set of regulatory standards. Sufficient land appear to exist north of the Village to satisfy this need . Similarly, land between the west Village limits and the proposed right of way for new US 131 may be well suited for industrial development. A third industrial park should not be initiated until the second park (under development in 1995) is nearly full of tenants. As reflected in the commercial land use plan description, any new industrial activity, whether within an industrial park or a freestanding site, should meet the same basic site development guidelines aimed at ensuring the character and style of industrial activity is in keeping with that desired by the County. Policy: All industrial development must be sited in an industrially zoned district unless permitted as a special use in another zone (i.e. that would be appropriate for certain oil and gas processing facilities that need to be located close to the wells they serve). New industrial uses must be designed and located so as to preserve open space and minimize intrusion upon the natural landscape or surroundings. Recreational Use Kalkaska County's Parks and Recreation Board prepared a comprehensive community Recreation Plan in January of 1985. The stated purpose of this document was to ensure that adequate, responsible attention be given to the recreational needs of persons residing, as well as choosing to vacation in the County. This was to be accomplished through improvements designed to address program deficiencies, including improved parks, activities for youths, adding courts (basketball, tennis, racquetball) and an indoor swimming pool. According to the Recreation Plan, during the course of undertaking these initiatives, special attention will be given to the fragility of the natural resources and efforts which must be made to protect these resources . Eight short term and ten long term park and recreation projects were identified in the Plan . The intent was that through realizations of these programs, the recreation agenda for the County could be satisfied. Because 10 years is a long time with a lot of change, and to bring all resources up to date, it is a recommendation of this Master Plan that following its adoption, an update and reaffirmed Recreation Plan be set in place. During the interim, this Plan adopts the recommendations of the existing Recreation Plan, and /or future updates, as part of this document, provided the County Planning Commission makes a finding future updates are compatible with this Master Plan. Policy: Kalkaska County encourages a variety of types of planned public and private recreational facilities in locations where new facilities are compatible with the natural site characteristics and is consistent with the approved County Recreation Plan. KALKASKA COUNTY MASTER PLAN 6-9 �Policy: Prior to renewal of existing agreements between the DNR and National Guard as to use of State Forest land in the southwest part of the County, such agreement should be reviewed by the County Planning Commission for consistency with this Plan and any related policies . Transportation As the intensity of land development increases, so does a community's need for a roadway network able to accommodate the increased traffic demand. Commercial land uses attract retail and service trade, industrial land uses serve as employment centers and require ease of material exports and imports, and new residential areas house more individuals and families with daily needs. These impacts are obvious. What is not so obvious is the enormous impact rural residential development has on rural roads. This is especially true with gravel roads and with paved roads that were never established over a proper base. Gravel roads and paved roads built to accommodate relatively low levels of use are common in Kalkaska County. The additional rural residential development anticipated in this Plan, despite its low density, will result in higher traffic levels and will eventually increase the impact on these roads, ultimately requiring some improvement. It must be recognized that an improved roadway network may well attract new or expanded intensive land uses which, in turn, place additional demand on the road network. Such change must be managed so that the rate of land use change does not overtax the ability of the County to make the necessary improvements. The transportation component of this Plan seeks to assure that land development does not occur in a manner which will sacrifice the public health, safety, and welfare due to inadequate roadway infrastructure nor prematurely encourage changes in land use. With over 65 percent of all County roads unpaved and designated as rural local roads, it is important to not only carefully monitor land divisions and development, but also to maintain a sound "collector" road system linked to the local road network. Following are representative examples of the Kalkaska County Road Commission's long range road improvement plan (see Table 6-1) . Based upon listed improvements, approximately $67 million will be required over the next 20 years, or slightly over $3 million annually. As a result it becomes all the more important to guide new development into areas of the County where the road conditions can accommodate the increase in demand (or improvements are anticipated and budgeted). In addition to the above improvements, the Michigan Department of Transportation anticipates constructing a major north/south freeway through the County with the objective of eliminating current and future deficiencies anticipated along US 131 north of the Village of Kalkaska. By the year 2020 average daily traffic is projected to double, KALKASKA COUNTY MASTER PLAN 6-10 �·······'1··· • TYPE OF ROAD IMPROVEMENT MILEAGE $ PER MILE . TOTAL$ Minor Arterial Re-Paving 10.0 70,000 700,000 Major Collector Reconstruction 96.6 150,000 14,490,000 " "en " )> r- Major Collector Re-Paving 51.0 70 000 I 3,570,000 Major Collector Gravel to Pave 16. 1 220.000 3,542,000 Minor Collector Dirt to Gravel 31. 6 100 000 3,160,000 "r- Minor Collector Reconstruction 4.3 150,000 645,000 z en Minor Collector Re-Paving 12.0 70,000 840,000 :IJ Local Access Dirt to Gravel 100.0 100,000 10 000 000 C o,C Local Access Gravel to Pave 36.6 220,000 8,052,000 ~ ~ Local Access Re-Paving 70.4 70,000 4,928,000 Local Access - UnimprovedNo Improvement 426.4 0 0 )> ~ " )> (') 0 ,z s: )> en -I m I )> z )> (') 0 C I I ~ 0 )> (') -I om s: 2: s: C1I _a, en .!a. ~ 0 z N 0 :IJ "ti r- )> 49,927,000 New Garage Local Bridges ( 1) (4) -< m )> 4,000,000 2,000,000 :IJ "ti Total Construction + 20% Engineering 55,927,000 11,185,400 - KALKASKA COUNTY TOTAL 67,112,400 All costs based on 1994 costs. r- )> z z m m C en �Map 6-3 ,) ( I I I -Hr-+--+~--~--+--.-~~~~--'--,--+-+--~..L.,...--...J~ ~----n I I I I .,-,,----+-,-,---~4--1--- - I I I I I I I I I I I I I ----~- - _____ L_ I ----------7 I I ·. I __j_ ____ _ ___________ \ Kalkaska Countld Existing & Proposed T ronsportotion Network -- Principal Arterial MaJOr Collector - -- Mdet Ill Town ship Lines .5 I 2 J . -··-· -- -N A Minor Arterial Local Roods Propo s ed Free wasl Al t e rnat1ve Pim~ & Z(Jll~ l:mlir,lrt. Morch 25, l 't"t5 S OI.T t: ■ : w.o.H . R• . t,t;lllS, 19 76 KALKASKA COUNTY MASTER PLAN 6-12 _ ]I �from 7,100 to 15,000 vehicles per day. Because MOOT is in the early stage of their planning process, a specific alignment is yet to be identified. Current alternatives run both east and west of the Village of Kalkaska. Based upon input received during this planning effort, a preference has emerged for the west side alignment. It is also the recommendation of this document and is reflected in Map 6-3. Because specific corridors (and consequently, alignments) have yet to be established, the potential impacts of the new freeway on the State Forest properties are unknown. It is felt however, that proximity to the Village could help minimize the effects of a new highway on the areas natural systems. If fragmentation of the State Forest holdings by the new road is substantial, serious consideration should be given to a land exchange or land transfer of these lands to Kalkaska in order to accommodate planned increases in compact development which requires public sewer or water. Infrastructure With the exception of the Village of Kalkaska and portions of Kalkaska and Springfield Townships, communities within the County rely upon on-site sewage disposal via septics and private wells where soils are suitable and groundwater resources are accessible and of adequate quality. Where area soils present significant limitations to on-site sewage disposal, septic systems may still be appropriate when specifically engineered to negate the site limitations or where development densities are minimized. Improperly operating septic systems can contaminate potable groundwater resources, inland lakes and streams, and pose public health threats to those using the contaminated surface. As land development densities increase, so does the need for public sewer and water. Industrial, commercial, and higher density residential land uses generally have greater sewage disposal and water (potable and otherwise) needs. Failure to provide adequate sewer and water facilities to these land uses can lead to severe health and environmental consequences. In contrast, the premature provision of these services can lead to land development before other necessary public services are available, and in locations where it may be inappropriate. In an effort to encourage compact development within the County, create a cohesive economic development environment, and satisfy infrastructure needs while minimizing risks, the Future Land Use Plan encourages the concentration of residential and nonresidential land uses within and adjacent to the Village of Kalkaska. Sufficient capacity is apparent within both the sewer and water systems of the Village to serve new development. The extent of this capability beyond the short term future (5 10 years) is unknown at this point however, and will vary depending on the assumptions used. Obviously, this issue requires further definition in order to adequately plan for the long term. The designation of residential, commercial and industrial uses adjacent to the Village assumes that an intergovernmental services agreement (PA 425) or an annexation KALKASKA COUNTY MASTER PLAN 6-13 �agreement can be reached between the Township and Village to the mutual benefit of both in the long term, and that these areas will be served by public systems. This proposed development area around the Village is intended to function much like an urban services district. The intent is to pre-establish areas where sewer and water are, or can be, made available both in the short and long term and to limit expansion to those areas within the planning period of this Plan. The sewer and water component of this Plan provides policies and standards to guide the use and applicability of on-site sewage disposal and potable water sources and the provision of public sewer and water facilities to selected areas and land uses of the County in conformance with the Future Land Use Plan and in the interest of the community's health, safety, and public welfare. Policies: 1. All on-site sewage disposal and potable water facilities shall be constructed and maintained in accordance with the requirements and standards of the Kalkaska County Public Health Department and Michigan Public Health Department as well as other applicable local, County, State or Federal agencies. 2. No land uses or land development projects will be permitted if any applicable regulations regarding on-site sewage disposal and potable water facilities can not be met and public sewer and water services can not be made available. 3. Public sewer and water services shall be provided in areas planned for urban services, and shall not be extended beyond that area unless it is determined that such an extension is consistent with the Master Plan. 4. All land uses and land development projects within the planned urban services area must be serviced by public sewer and water infrastructure if the infrastructure is present. 5. The provision of public sewer and water shall be based upon conformance with level of service standards where adopted by those providing the service. 6. Annual capital improvement programs shall establish the location, cost and means of financing for sewer and water extensions within the defined urban services area. KALKASKA COUNTY MASTER PLAN 6-14 �Chapter 7 PLAN IMPLEMENTATION Introduction As discussed early in this document, generation of a Master Plan is the important first step in the planning process. This chapter discusses the strategy for proceeding with step two of the process, plan implementation. ,. Achieving the goals, objectives and policies of this Plan, represented graphically in the preceding chapter, is dependent upon a multi-faceted implementation process. Effective coordination of local and county efforts is required; public, private and civic support is important and interaction between agencies responsible for various components of the Plan (public works, economic development, transportation) is a key element of the implementation formula. As important of a benchmark as this Plan is for the County, the ideas, concepts and initiatives it contains can only be carried from concept to reality through the active involvement and support of citizens, elected officials, local and county planners, private business and other administrative officials. Implementation success is also dependent on, and will involve, a variety of techniques and tools, including capital improvement plans, zoning and subdivision regulations. Successful implementation will be dependent on the ability to achieve coordination between agencies, as well as the coordinated use of the respective tools available to key public agencies. Roles and Responsibilities Two townships, Garfield and Blue Lake, and the Village of Kalkaska have Land Use/Master Plans in place today. These same communities, plus Clearwater and Boardman Townships, have adopted zoning ordinances. Zoning powers are granted by State enabling legislation to local jurisdictions. The County Planning Commission however, was given the authority to create, maintain and administer County zoning in eight local jurisdictions, through action of the County Board of Commissioners. The specific planning and zoning responsibilities of Village, Township and County Planning Commissions within Kalkaska County are listed and compared in Table 7-1. While each Planning Commission is organized under a different set of public acts, the principal responsibilities of each are very similar. Planning and zoning responsibilities within Kalkaska County are not limited to Planning Commissions exclusively. The Village Council of Kalkaska, the respective Township Boards of Trustees and the County Board of Commissioners each have defined roles in the planning and zoning process. Table 7-2 provides a comparison of the specific responsibilities of each governmental unit. KALKASKA COUNTY MASTER PLAN 7-1 �TABLE 7-1 PRINCIPAL RESPONSIBILITIES OF COUNTY, VILLAGE, AND TOWNSHIP PLANNING COMMISSIONS RELATED TO PLANNING & DEVELOPMENT REGULATION VILLAGES & TOWNSHIPS COUNTY Planning commissions in villages and townships, while organized under different public acts, have similar principal responsibilities, including: The principal duties of the County Planning Commission are similar to those of city, village and township planning commissions. They are spelled out in the County Planning Act, PA 282 of 1945 and include: • The preparation and maintenance of a Comprehensive or Master Plan. • Review township zoning amendments . • Guiding public facility decisions . • Coordinating planning and growth management activities with other public and private agencies (especially as relates to issues of greater than local concern) • Seek grants and other financial assistance for planning or to implement public improvements or services. • Provide technical assistance . • Prepare and promote model ordinances . • Support the development and maintenance of a data center in the County Planning Department (including GIS). • Arrange and promote educational opportunities on planning and growth management for citizens and local officials. • Carry out specially delegated responsibilities of the County Board of Commissioners. • Hold advertised public hearings on Zoning Amendments. • Review and act on site plans, special use permits, and Planned Unit Development (PUD) requests when so prescribed in the Zoning Ordinance. • Attend conference and planning commission training sessions to keep abreast of current planning/zoning practices. • • • Creating, adopting and maintaining a local master plan to guide future land use change; to serve as the legal basis for the local Z. 0 . Creating, maintaining and administering responsibilities under the local zoning ordinance adopted pursuant to the CityNillage Zoning Act, PA 207 of 1921 or the Township Rural Zoning Act, PA 184 of 1943. Advising the local governing body on proposed rezonings, text amendments, plats, capital improvements and related planning or zoning decisions. • Educating citizens on the values and benefits of planning. • Making recommendations on special projects or delegated responsibilities (e.g., zoning ordinance enforcement). Welcoming citizens and citizen comments on local planning and zoning issues and acting upon or referring those comments as appropriate. Responding to recommendations of the County Planning Commission and/or County Planning Department on planning and zoning issues. Working with property owners in order to try and achieve good development (or redevelopment) . Leaming about and staying up-to-date on the responsibilities of the Planning Commission and on various tools available to implement local plans. • • • • KALKASKA COUNTY MASTER PLAN 7-2 �TABLE 7-2 PRINCIPAL RESPONSIBILITIES OF VILLAGE COUNCILS/TOWNSHIP BOARD OF TRUSTEES/COUNTY BOARD OF COMMISSIONERS RELATED TO PLANNING & DEVELOPMENT REGULATION COUNTY BOARD OF COMMISSIONERS VILLAGE COUNCILS/TOWNSHIP BOARD OF TRUSTEES The specific planning and zoning responsibilities of the local City or Village Council and Township Board of Trustees include: • Appointment of qualified persons to serve as members of the Planning Commission and Zoning Board of Appeals. The role and responsibilities of the County Board of Commissioners include: • • • • • • • Adoption of ordinances recommended by the Planning Commission for implementation of the comprehensive or master plan, including but not limited to a zoning ordinance and subdivision regulations. Providing an adequate budget for the Planning Commission to carry out its responsibilities including keeping the master plan and zoning ordinance current, and to receive proper training on their roles, responsibilities and new tools and techniques for improving the community. Providing adequate staff and financial resources (including setting fee levels) for enforcement of adopted regulations. Conducting required public hearings prior to acting on zoning, subdivision or infrastructure development matters. Receiving and acting on citizen input and complaints related to planning and zoning issues and referring appropriate matters to the Planning Commission for action. Initiating amendments to ordinances as necessary and soliciting advice from the Planning Commission before taking final action . • • • • • • • Appointing qualified and interested persons to serve as members of the County Planning Commission and Zoning Board of Appeals. Maintaining a qualified professional planning director and planning staff or professional planning consultants. Providing adequate financial support to the County Planning Commission and County Planning Department (if there is one). Making decisions on County initiated or financed facilities and infrastructure and supporting the annual preparation of a capital improvements program. Helping local government efforts to implement projects consistent with the Comprehensive Plan. Taking action on recommended amendments to the text and map of the County Zoning Ordinance. Taking action on mixed use Planned Unit Development (PUD) projects where County Zoning is in effect. Adopting other development regulations as circumstances may permit, including for example: subdivision, lot split, condominium and private road regulations. KALKASKA COUNTY MASTER PLAN 7-3 �The roles and responsibilities of each jurisdiction will remain as described above with the adoption of this Master Plan by Kalkaska County. This Plan is intended to complement local, village or township planning activities where individual plans are already in place. Where individual plans are not in place, this document is intended to fill that void until or unless local land use plans are adopted. In addition, this Master Plan will serve as a planning guide for development of updated local land use plans with respect to development patterns, intensity, infrastructure and transportation. Also, because a number of planning issues require intergovernmental cooperation and coordination, this Plan can offer a broader and more comprehensive perspective than can be generated independently. Last, a number of public and private agencies, including the Michigan Department of Transportation, are responsible for addressing region-wide issues (like the proposed US 131 freeway). This document serves as guidance to decision makers considering area-wide initiatives in the future. Planning Coordination There is growing recognition among local jurisdictions that an independent approach to physical planning, which focuses exclusively inward, is inadequate in its ability to address many of the emerging trends and issues which cross jurisdictional boundaries. Issues like air or water quality, infrastructure, transportation, environmental protection and cumulative land development impacts are becoming difficult, if not impossible to address on an individual jurisdiction basis. At the same time, each political jurisdiction recognizes its obligation to maintain if not improve the quality of life for its seasonal and_year round citizens. As a result, a sustainable future depends on partnerships founded upon pursuit of mutual goals. This Plan is based upon the concept that each jurisdiction is better able to address its unique economic, social and physical development problems and opportunities if a common framework can be established for making individual decisions. This kind of interdependence can maximize benefits for all through the coordination and cooperation of local governmental units on future land use and infrastructure decisions. The result will be a new direction for land use planning which will enhance the quality of life for all residents of Kalkaska County. With the adoption of this Master Plan by the County Planning Commission, all local jurisdictions will be in a position of: 1. knowing the future plans of the County 2. knowing the future path the County will take to pursue these plans, 3. knowing the priorities being pursued both on County-wide level and, 4. knowing the basis behind planning and physical development decisions. With this knowledge in hand, individual jurisdictions can address local issues on a more informed basis and can prepare for external influences which may affect those decisions. KALKASKA COUNTY MASTER PLAN 7-4 �This Plan is intended to guide policy and decision making for future land, infrastructure and transportation decisions throughout Kalkaska County. This document should not pre-empt local governmental planning efforts, but serve as a framework for more specific definition of land use concepts at the local level. Issues of Greater Than Local Concern There are a broad array of land use issues in which there are significant public interests that extend beyond the boundaries of an individual jurisdiction. Public interests that are broader than simply local interest include, but are not limited to the following: • air quality protection • watershed management for water quality protection • groundwater protection • protection of sensitive environments (wetlands, floodplains) • protection of natural resources necessary to sustain resource based industries such as agriculture and forestry • sustainable economic development to provide jobs for present and future residents • use of public access sites • establishment of new public parks and access sites on waterfronts and existing public parks (national, state and local) • safe, efficient and environmentally sound roads and highways • public sewer and water services that extend beyond a single jurisdiction boundary • land use along municipal borders • quality community image which reflects the characteristics desired by residents • large scale development impacts beyond local boundaries (e.g., large resorts, industrial facilities or large shopping facilities, airports) • LULU's (locally unwanted land uses that meet a regional need, such as junk yards, landfills, communication towers, etc.) Intergovernmental cooperation and coordination are key to successfully dealing with issues of greater than local concern. Another key is successful implementation of the respective roles and responsibilities of the various bodies responsible for local planning and development decisions. Relationship to Zoning Many of the recommendations set forth in this Master Plan relate to zoning issues within the County. As an example, the creation of incentives to encourage cluster housing developments in the County is likely to occur within the context of the Zoning Ordinance. Upon the adoption of this Plan, the County is in a position to review existing ordinances and amend these documents, where appropriate, to reflect the contents of the Plan. The County's authority for administering a zoning ordinance currently extends to eight townships. In the remaining townships, including Garfield, Blue Lake, Clearwater and Boardman, zoning ordinances are administered independently. By KALKASKA COUNTY MASTER PLAN 7-5 �virtue of PA 183 of 1943, however, the County does have the responsibility for offering recommendations on individual rezoning or text amendments to these Township's with their own zoning ordinances as well. Thus, the County has the opportunity to demonstrate the value of this Plan's proposals by effectively implementing relevant changes to the County Zoning Ordinance. By providing technical assistance to the four Townships with their own zoning, and by review and comment on proposed Township zoning changes, the County can assist these communities in also achieving the objectives of this Plan. The County can only influence land use changes in the Village of Kalkaska by encouraging them to join as partners in pursuit of this common vision, or by offering technical assistance services. In any event, Kalkaska County will need to update its Zoning Ordinance to implement many of the land use recommendations of this Plan. This activity should be initiated soon after Plan adoption and following any subsequent Plan updates. Relationship to Subdivision Regulations The Subdivision Control Act of 1967, also known as PA 288, sets forth the authority of a community to establish design standards and requirements for the orderly layout and parcelization of property within its jurisdiction. Presently, no communities in Kalkaska County have adopted subdivision regulations pursuant to this Act. The consequence of this situation is that in Townships without regulation, subdivisions are being reviewed only from the perspective of satisfying County roadway standards, drain commissioner standards, Health Department Standards and State of Michigan standards. Subdivision orientation, parcel configuration and layout, the relationship between utilities, roads, lots and residences, the open spaces, the relationship to external activities, the entry/image and the retention of natural features are each features of subdivisions which cumulatively have a potentially significant impact upon community character. However, proposed subdivisions are not being reviewed with these considerations in mind. The authority to regulate these elements rests within each jurisdiction in the County. It is recommended, however, that a single set of regulations be prepared as a model to encourage individual adoption of local subdivision and related land division regulations. The need for the County to adopt subdivision and related land division regulations is of the highest priority to implement this Plan. Relationship to Capital Improvements A capital improvements program is an annual listing of proposed public facilities or major improvements to be constructed generally over a fixed time frame (5-6 years), along with their proposed location, method of financing, when they will be constructed within the time frame and who is responsible for them. Many individual agencies and departments within the County prepare physical improvement plans annually for budgetary purposes (such as the County Road Commission for roadway improvements and maintenance). As new growth and development occurs within the County and as resources for public dollars become more limited, it will become more critical that KALKASKA COUNTY MASTER PLAN 7-6 �individual and County-wide CIP's be prepared, and that future plans are consistent with the parameters established in this Master Plan. The County Planning Commission should exercise its legal authority to review all proposed public works facilities, whether or not included in a capital improvements program, once the Master Plan is adopted. Other Implementation Tools and Programs A variety of programs are available for use in implementing this Plan. The focus is principally on grants from State and Federal sources; while these sources are limited and often targeted to narrow programs or problems, they are briefly listed for their educational value. Community Development Block Grant Program The Community Development Block Grant program was authorized under Title I of the Housing and Community Development Act of 1974. The Act had the effect of combining several Federal categorical grants such as Urban Renewal and Model Cities into one. Grants under the program must principally benefit low and moderate income families. Limited funds are available to rural communities through the Michigan Department of Commerce. Michigan State Housing Development Authority (MSHDA) Programs To help preserve Michigan's older existing housing, Public Act 130 was passed in 1977 to allow MSHDA to begin a home improvement loan program that offers reduced interest rates to eligible low and moderate income families. MSHDA has created the Home Improvement, Neighborhood Improvement and Community Home Improvement Programs (HIP/NIP/CHIP). To get a loan, residents should apply to one of the banks, savings and loans, or credit unions that take part in HIP/NIP/CHIP. Elderly housing programs are also available. Contact MSHDA at the Michigan Department of Commerce. Land and Water Conservation Fund The Land and Water Conservation Fund (LWCF) grant program was authorized by Public Law 88-578, effective January 1, 1965. The purpose of the program is to provide Federal funds for acquisition and development of facilities for outdoor recreation. The LWCF Program is administered jointly by the National Park Service, U.S. Department of the Interior, and the Michigan Department of Natural Resources. To be eligible for support, a Park and Recreation Plan must be submitted to and approved by the DNR every five years. Michigan Natural Resources Trust Fund The Kammer Recreational Land Trust Fund Act of 1976 (Public Act 204) was passed by the Michigan Legislature and signed by the Governor on July 23, 1976. This Act created the Michigan Land Trust Fund. The program provides funds for public acquisition of recreational lands through the sale of oil, gas, and mineral leases and royalties from oil, gas, and mineral extractions on State lands. KALKASKA COUNTY MASTER PLAN 7-7 �On November 6, 1984, Michigan residents cast their vote in favor of Proposal 8. This constitutional amendment created the Michigan Natural Resources Trust Fund (MN RTF), Public Act 101 of 1985, which officially replaced the Michigan Land Trust Fund on October 1, 1985. MNRTF assists State and local governments (including school districts) in acquiring land or rights to land for recreational uses, protecting land because of its environmental importance or scenic beauty, and developing public recreational facilities. The Recreation Bond The Recreation Bond calls for money to be spent on DNR and local recreation facilities in four categories: • Recreation infrastructure • Waterfront recreation • Community recreation • Tourism-enhancing recreation. Communities with proposals for projects in which the community is below standards identified by DNR will get funding priority over similar projects proposed in non-deficient communities. The minimum number or size of selected recreation facilities to be considered toward bond funding is established by specific DNR criteria. Recreation Improvement Fund The Recreation Improvement Fund was created from State fuel tax revenue. About $750,000 per year is being targeted for development of non-motorized trails (hiking, bicycle, cross-country, and nature trails). Contact the Recreation Division of the DNR for information. Local Facility Development Grants These grants come from a number of funding sources and are available for planning, design, or development of local recreational facilities. They are administered by the DNR. Land Acquisition Grants Land acquisition grants are available for projects aimed at open space preservation; park creation or expansion; acquisition of environmental resources such as sand dunes, woodlots, or wetland areas; waterfront access sites; and many other land acquisition projects intended for (passive or active) recreational purposes. They are administered by the DNR. Waterways Fund The Waterways Division of the Department of Natural Resources offers grants for the purpose of developing public boating facilities. The emphasis is on creating boat access sites and supporting facilities. KALKASKA COUNTY MASTER PLAN 7-8 �Road Funds In 1992, PA 149 was passed to provide a continued source of revenue for cities, villages and county road commissions. PA 149 replaces Act 231, 233 and 237 by changing the State's matching fund from 25 percent to 20 percent. The Act will be in effect for five years, when it will be reviewed for continuation by the Legislature. Detailed information on PA 149 can be obtained from MDOT's Transportation Economic Development Office at 517/335-1069. ISTEA Funds The lntermodal Surface Transportation Efficiency Act of 1991 created a new era of Federal transportation policy, and, as a result, a new opportunity for funding local transportation improvements. Authorized with a 20 percent local match .requirement, funds may be sought for construction activities on any Federal aid road, any bridges or other transportation related projects, including but not limited to transit, carpool, parking, bicycle and pedestrian facilities. Public Works Financing In addition to using general fund moneys, it is often necessary for a community to bond to raise sufficient funds for implementing substantial public improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction, sidewalks, and public parking facilities. Special assessments for benefiting property owners is another common funding mechanism. Updating the Master Plan While this is the first Master Plan in Kalkaska County, it should not be the last. The general rule of thumb is that the Plan should be thoroughly reviewed and updated at least once each five (5) years, OR when a substantial change occurs. In this case, the Plan should be thoroughly reviewed, and revised if necessary, once MOOT decides on the route location for U.S. 131. A substantial review may also be necessary if the Village of Kalkaska, or one of the Townships were to adopt a Land Use Plan or major zoning change inconsistent with this Master Plan. Follow-up Studies and Activities Listed below are a series of follow-up studies and activities the County Planning Commission should undertake once the Master Plan has been adopted. These activities are listed into two categories: immediate priorities, and priorities within five (5) years. Immediate Priorities • Distribute copies of Master Plan to all local governments and county agencies. • Initiate review of the County Zoning Ordinance to identify changes necessary to be consistent with the Master Plan. Secure monies and hire a consultant to perform this work and to prepare amendments for adoption. KALKASKA COUNTY MASTER PLAN 7-9 �• • Prepare a composite zoning map showing the zoning of all land in the County pursuant to each of the zoning ordinances in effect in the County, Prepare and adopt County-wide subdivision and land division regulations; and/or prepare a model ordinance local governments could all adopt. Priorities Within 5 Years • Prepare a digital parcel map of all parcels within the County in conjunction with the County Equalization Department. • Prepare an updated digital land cover/use map of the County. • Update this Master Plan once the final alignment of new U.S. 131 has been established. • Prepare a detailed land use plan and zoning regulations for lands around the intersections of new U.S. 131, once they have been formally identified. • Identify specific state-owned parcels for consideration for land exchange or acquisition (particularly near the Village of Kalkaska) that would either form a logical extension of existing Village boundaries in order to accommodate new commercial, industrial or residential development, or to form new State land boundaries without internal fragments. Special emphasis should focus on State land that may be bisected by new U.S. 131. • Establish a County Planning Department with a full time professional planning director by the year 2000. • Institute a full scale GIS system as a part of the new County Planning Department. • Initiate a County-wide capital improvement program with annual updates that is reviewed and approved by the Planning Commission as consistent with this Plan. KALKASKA COUNTY MASTER PLAN 7-10 � 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 Kalkaska-County_Master-Plan_1995 Creator An entity primarily responsible for making the resource Kalkaska County Planning Commission, Kalkaska County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1995-12 Title A name given to the resource Kalkaska County Master Plan Description An account of the resource The Kalkaska County Master Plan was prepared by the Kalkaska County Planning Commission with assistance from the Planning & Zoning Center in December 1995. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Master plan reports Kalkaska 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/8965381ffad58732bf7e6399259eee09.pdf de5412ba1294bd1d98adf4c9709e685f PDF Text Text COMPREHENSIVE PLANNING PROGRAM KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION PLAN ELEMENTS • 1970 • 1990 (l TRANSPORTATION SCHELLIE A ASSOCIATES, INC. DIVISION OF CLYDE INDIANAPOLIS, INDIANA E. WILLIAMS & ASSOCIATES, INC . �TITLE: TRANSPORTATION PLAN, KALAMAZOO COUNTY, MICHIGAN AUTHOR: SCHELLIE ASSOCIATES, INC., A DIVISION OF CLYDE E. WILLIAMS & ASSOCIATES, INC. SUBJECT: TRANSPORTATION FACILITIES IN KALAMAZOO COUNTY ANALYSIS OF THE HIGHWAY SYSTEM NEEDS DEVELOPMENT OF THE FINAL PLAN METHODS OF IMPLEMENTATION DATE: MAY, 1970 PLANNING AGENCY: KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION SOURCE OF COPIES: KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION HUD PROJECT NO.: MICH. P-124 SERIES NUMBER: 3 of 3 NUMBER OF PAGES: 69 ABSTRACT: This report studies the existing transportation network in Kalamazoo County. Information for the study was obtained from the inventory taken hy the 1966 Origin and Destination Study for the Kalamazoo Area Transportation Study. A major feature of the Plan is to provide a connecting link between roads around Kalamazoo to the Portage Area. A complete intra-county system is proposed which provides access to all portions of the County. The system is spaced so that no portion of the County is less than two miles from a major street or county road. The Plan further goes into a study of the costs of the system as proposed and means to finance the proposed improvements. The report then discusses the future modes of transportation in the County and sets forth its findings in regard to the same. �THE TRANSPORTATION PLAN OF KALAMAZOO COUNTY, MICHIGAN May, 1970 Prepared For: The Kalamazoo Metropolitan County Planning Commission Prepared By: Schellie Associates, Inc. A Division of Clyde E. Williams & Associates, Inc. Indianapolis, Indiana With the Participation of: The Kalamazoo Metropolitan County Planning Department The preparation of this plan was financially aided through a Federal Grant from the Department of Housing and Urban Development, under the Urhan Planning Assistance Program, authorized by Section 701 of the Housing Act of 1954, as amended. �FOREWORD The preparation of the Comprehensive Plan for Kalamazoo County was undertaken in two phases. The first phase, completed in 1966, produced a series of Planning Studies Reports concerned with inventory, analysis and projections of existing conditions in the County to serve as a foundation for the plan for the future. upon in the first phase were: The subjects reported Population, Economics, Community Facili- ties, Existing Land Use, Physical Resources and Organization for Planning. The second phase of the planning program is concerned with the prepar- • • • • • • • • • ation of the Comprehensive Plan and plan implementation. It is being presented as a series of reports dealing with each of the basic elements of the Comprehensive Plan - Land Use, Community Facilities and Transportation - plus a report on Plan Implementation and finally, a Comprehensive Plan Report summarizing the entire outline planning program. Because of the many interrelationships between the three basic plan elements, they were prepared concurrently. This report on the Trans- portation Plan is the third of the plan elements to be completed in this series. The Land Use Plan and County Facilities Plan reports have been submitted . MAY, 1970 �TABLE OF CONTENTS Page Number Subject INTRODUCTION 1 GOALS OF THE KALAMAZOO TRANSPORTATION SYSTEM . . Purpose . . . . . . . . . . • . Factors Affecting These Goals . Traffic Engineering's Role . • Goals and Objectives • • . . . . 1 1 • 2 • TRANSPORTATION FACILITIES IN KALAMAZOO COUNTY GENERAL . . . . . . AIR TRANSPORTATION. RAILROAD TRANSPORTATION. HIGHWAY TERMINAL FACILITIES. Introduction Bus Service . . . . . Motor Freight Service • . • . . • • • • . . . . . . . • . • • . . . . . . . 2 2 5 • • . • • • . • . . • . . • • . • • . . 5 5 7 7 . . . . . . . . . . . . . . . . . 7 8 8 INVENTORY OF THE PHYSICAL CHARACTERISTICS OF THE EXISTING HIGHWAY SYSTEM ANALYSIS OE' THE HIGHWAY SYSTEM NEEDS 9 9 RIGHT-OF-WAY. . . . . . . . . . . . . . 9 EXISTING PAVEMENT WIDTH . . . . . . . . . . . . . . . 10 TRAFFIC VOLUME. . . . . • . . .10 SYSTEM CAPACITIES . . . . . . . . . . . . . . 11 SYSTEM CAPACITIES ANALYSIS. . . . . . .16 ALIGNMENT . . . . . . . . . . . . . . . . . • . . . . . . . 16 RAILROAD CROSSING PROTECTION. . . . . . . . . . . . . .16 LOCATIONS OF TRAFFIC CONGESTION. . . . . . . . . . . . 20 PROJECTED LAND USE PATTERNS. . . . . . . . . .23 COMMUTING PATTERNS OF INDUSTRIAL EMPLOYEES. . . . . . . 23 DEVELOPMENT OF THE FINAL PLAN 24 INTRODUCTION. . . . . . . . . . . . . . . . . . . . 24 DETERMINATION OF CLASSIFICATION. • • 24 Arterials . . . . . . . • . . . 26 Statewide Arterials. . . . .?.6 Regional Arterials . . . . . . . . . . . . . . . . . . . . . 26 Local Arterials . . . . . . . . . . . . . 28 Collectors . . . .. . . . . . . .28 Principal Collectors . . • • • • • • • • • • • ~ 2R Secondary Collectors• • • • • • • • • 28 CLASSIFIED MILEAGE. . . . . . . . • . • . • . . . . • . 29 STANDARDS FOR DEVELOPMENT • • • • • • • 29 ALTERNATIVE TRANSPORTATION PLANS. • • • •35 - i - �TABLE OF CONTENTS CONTINUED Page Number Subject . . . . . . . . . 35 Alternative No. 1 . . . . . . • • • • • • • • • • • • • • . 37 Alternative No. 2 • • • • • • • • • • • • • • 37 Alternative No. 3 • • . . . . • . 39 Alternative No. 4 • • • ••• . . . . . 41 PLANS OF OTHER GOVERNMENTAL AGENCIES . . . . . . . 41 DESCRIPTION OF THE FINAL TRANSPORTATION PLAN. . . . . . 41 Urban . . . . . . . . . . . . . . 43 Rural . . . . . . . . . • • • • • 44 Cost Estimates . . . . . . . . . . . . 54 STAGING OF THE PROPOSED PLAN. FINANCIAL PROGRAMMING OF THE TRANSPORTATION PROJECTS . . • . 59 METHODS OF IMPLEMENTATION 59 • • 60 ANTICIPATED REVENUES . . .60 Property Tax. . . . . . .. • . 60 Income Tax. . . . . . . . ... Past Trends in General Fund Revenue. .60 Bonding Situation for the City of Kalamazoo . . . .61 Projected State Income Tax Revenue on a Per-Capita Basis for the Years 1975 and 1990 . . . . . . . . . . . . 62 Estimated Revenue Obtained from the State Sales Tax for the Years 1975 and 1990 . . . . . . . . . . . . . 62 Estimated County Operating Levy that Could be Collected for the Years 1975 and 1990 . . . . . . . . . . . . . • ,63 Estimated Revenue Obtained from a 1% County Income Tax for theYears 1975 and 1990 . . . . . . . . . . • •63 - ii - �MAPS Map II II Page No. 1 EXISTING TERMINAL FACILITIES . 2 1966 TRAFFIC VOLUMES . . . . 3 1966 TRAFFIC VOLUMES 4 TRAFFIC DEFICIENCIES . • 17 5 TRAFFIC DEFICIENCIES (INSET) . . 18 6 LOCATIONS OF BAD ALIGNMENT . 7 MAJOR TRAFFIC GENERATORS 8 WORKING TRIPS . . • 9 APPROVED FEDERAL AID SYSTEM . . . . . • • 27 10 1990 ALTERNATE TRANSPORTATION PLAN NO. l 11 1990 ALTERNATE TRANSPORTATION PLAN NO. 2 . . . . 36 12 1990 ALTERNATE TRANSPORTATION PLAN NO. 3 38 13 1990 ALTERNATE TRANSPORTATION PLAN NO. 4 . . 40 14 1990 INTERIM VEHICULAR CIRCULATION CONCEPT. 6 . • . (INSET) - iii - . 12 • 13 . 19 22 . • 25 • 34 46 �l 1 TABLES Page No. Table . 14 1 STREETS OPERATING AT A CRITICAL V/C RATIO. . 2 EXPOSURE FACTORS FOR MAJOR R.R. INTERSECTIONS . . . 21 3 PROPOSED SECTIONS FOR CONSTRUCTION. . 47 4 CONSTRUCTION COSTS . . 51 5 RIGHT-OF-WAY COSTS . 6 COST ESTIMATES FOR PROPOSED SECTIONS . . . 52 7 TENTATIVE CONSTRUCTION SCHEDULE FOR PROPOSED 1990 TRANSPORTATION SYSTEM. . . . 56 8 REVENUES - 1964 9 REVENUES - 19 65 • • • 65 10 REVENUES - 1966 • • • 11 REVENUES - 1967 12 REVENUES - 1968 13 CITY OF KALAMAZOO GENERAL FUND REVENUE . . . 51 64 . . . . . . . . . . . . . . . . . . - iv - 6n 67 68 • 69 I I �FIGURES Figure Number Page No. STATEWIDE ARTERIAL (URBAN) . . 2 REGIONAL ARTERIAL (URBAN) 3 LOCAL ARTERIAL AND PRINCIPAL COLLECTORS (ORB.AN) 4 5 - • • • • . . . . . . . . . 1 6 7 • • • • • • • • .. • • • • • • • . . . . . . . . STATEWIDE AND REGIONAL ARTERIAL (RURAL) . LOCAL ARTERIAL (RURAL) . . . . . . . . . . . . PRINCIPAL AND SECONDARY COLLECTORS (RURAL) . . SECONDARY COLLECTORS (URBAN) . V 30 30 31 31 32 32 33 �INTRODUCTION I •IJI • • • The automobile has brought about what has been termed individual, or personal transportation. This type of transportation has not been without problems, especially in cities. The most significant pro·blems resulting from the automobile are traffic congestion and lack of parking facilities. Cities have been attempting to meet t_~e demands of the automobile through the construction and reconstruction of their streets and highways. Unfortunately they have not been able to keep up with the ever-increasing volume of traffic. The congestion in the central business districts of cities has led to further dispersion of business and industry to the peripheral areas of the cities. This dispersion has resulted in compounding of the traffic problems by creating movements not only to the central business area but through the area to the opposite peripheral area. The motor vehicle is here to stay, at least during the foreseeable future. Recent developments in larger cities are tending toward a return to mass transit. However, this will have little or no effect upon the medium or small size cities. In order to more effectively deal with both present and future transportation problems, the Michigan State Highway Department is in the process of preparing transportation studies for the greater Kalamazoo Area. In addition to the report presented here, a study is being performed by the M.S.H.D. with the assistance of Alan M. Vorhees and Associates. It should be noted that these are only interim reports and a more comprehensive report will be completed at a later date by the Michigan State Highway Department and the Kalamazoo County Planning Department. GOALS OF THE KALAMAZOO TRANSPORTATION SYSTEM Purpose A transportation system may shape the growth of a community or the growth of a community may shape a transportation system. The ideal lies somewhere in between. Thus, the purpose of transportation planning is twofold. _Kirstly. it attempts to supply present and future transportation- neees-of commnoitJ:ec. also sets for c.oncrete proposals for future transportation development which will tend to effect desirable community development and discourage development of the uninspired, haphazard or inadequate kind. The General Goal of the Transportation Plan for the Kalamazoo County area is to form a network of ...t!}Qroughfares and re.lated transportation systems, which will expedite the movement of people and goods in a manner most conducive to the de'\le--1-0pmeRt of :the... economic and. social progress -0f the area. • - 1 - �Factors Affecting Goals Two of the major factors affecting the establishment of transportation goals for the area are the land use pattern and the economic and social life of the County. For the system to achieve maximum effectiveness, consideration must be given to these factors in respect to their influence on desired traffic origins and destinations. Travel must thsn be accomplished safely and efficiently along routes which cause minimum interference with these adjacent land uses. Residential areas should be served by collector routes which connect them with facilities designed for higher speeds enabling persons to reach those portions of the city devoted to industrial, commercial and recreational purposes within acceptable time periods. When these travel times become excessive, the use of the commercial and recreational services of the area is discouraged. This is prevalent in larger cities which have not kept pace with the growth of the area by continually updating the street network. Traffic Engineering's Role In meeting the transportation needs of an area, the traffic engineer is concerned not only with new construction, but with improvements to the existing transportation system through operational measures as well. While additional lanes at signalized intersections increase the capacity of that street, :iJllp.rove.ments in s i g n a l i ~ , such as tr~ffic sampling master controllers, which regulate a signal system, will speed traffic flow throughout an entire area. Channelization, separating conflicts between vehicle and vehicle; vehicle and pedestrian; and vehicle and train tend to promote movement, convenience and safety in traffic operations. A signing program which informs the motorist or warns him of any changes in driving conditions is the kind of program which the traffic engineer seeks to ensure. In addition, rigid enforcement programs are encouraged, since no operational program can be effective without such measures. Goals It is foreseen that in the Kalamazoo area the need for the movement of people and goods will continue to increase at accelerated rates. Accordingly, local authorities must strive to the greatest possible extent to keep pace with this need in providing transportation facilities. It was with this concept in mind that the following goals and objectives were formulated for the Kalamazoo County Transportation Network. • • • THE ATTAINMENT OF ADEQUATE TRANSPORTATION FACILITIES FOR THE EFFECIENT MOVEMENT OF PEOPLE AND GOODS . THROUGHOUT THE COUNTY, AS WELL AS IN AND OUT OF THE COUNTY. THE MAXIMUM COMPATIBILITY BETWEEN THE SYSTEM OF TRANSPORTATION AND TRANSPORTATIOU INSTALLATIONS WITH THE LOCAL DEVELOPMENT PATTERNS. THE ATTAINMENT OF AN ARRANGEMENT OF STREETS AND HIGHWAYS ACCORDING TO FUNCTIONAL NEEDS, WHICH WILL PROVIDE EFFICIENT CIRCULATION WITH MAXIMUM SAFETY. - 2 - I ' I I I I I I _____._ �• • • • • • • • DEVELOPMENT OF A TRANSPORTATION SYSTEM ACCORDING TO THE BEST POSSIBLE ENGINEERING PRINCIPLES; ASSURING EFFECTIVENESS, SAFETY, EFFICIENCY, AND ECONOMY. THE REALIZATION OF A TRANSPORTATION SYSTEM CLOSELY COORDINATED WITH THE LAND DEVELOPMENT PLAN. Policies The attainment of the foregoing goals will be largely dependent upon the proper decisions being made from time-to-time by the agencies and authorities charged with the responsibility of / implementing the Transportation Plan. To assist in that regard it is recommended that the following policies be considered as a guide in making those decisions: (1) The primary elements of urban highway systems should encircle, rather than penetrate the CBD of the cities. (2) The highway and street network must provide direct access to all major traffic generators. (3) All routes should respect and maintain as closely as possible the established social, political and economic characteristics of the existing land-use areas and those anticipated for future development. (4) The design of all local service street and road improvements should give recognition to federal requirements and be consistent with the Transportation Plan. All street and highway improvements should conform to a uniform code of design and traffic control standards. Specific Objectives Certain objectives are recommended for Kalamazoo County which will serve to fulfill the goals or policies previously stated. These are discussed in greater detail throughout the report but may be generally stated as follows: (1) The completion of the Kalamazoo Area Transportation Study. (2) That all new highways conform with the Transportation Plan until KATS* is completed • (3) Agencies should proceed to program and budget improvements proposed in the Transportation Plan, as needed to alleviate traffic congestion and to keep pace with land development throughout the county . * Kalamazoo Area Transportation Study • - 3 - �(4) Initiate a uniform system of highway design and traffic control standards and procedures to apply to future public road system in the County. (5) Acquire right-of-way or otherwise prevent encorachment upon projected highway routes. (6) Take full advantage of construction program objectives in making highway improvements. ' ' ' ' 'I I I I I •I - 4 - I I �• • • • • • • • • • TRANSPORTATION FACILITIES IN KALAMAZOO COUNTY GENERAL The first step in the development of the overall transportation system for Kalamazoo County is to analyze and evaluate the existing system. Analysis includes the physical characteristics as well as the overall operational performance of the system. The existing street system must be evaluated as to the degree of service it provides. In order to establish a basis for future planning, the transportation objectives of the county must be delineated. The trend toward the use of individual transportation requires local governmental agencies to be concerned with street and road planning. It is also important to consider the nature and extent of various other transportation systems, not only because of their physical relationship, but also because of their effect upon the economy of the community. There are two well-defined population centers-- the City of Kalamazoo and the City of Portage. Neither city has a large enough population to support mass transportation; however, both cities are of sufficient size to support local transit services. The movement of freight within and to and from the county is accomplished by extensive rail operations and by several motor freight lines . Industrial development has been intensive and is found in a belt extending from the north side of Kalamazoo to the northeast portion of Portage. The industrial areas are responsible for the well-developed rail network and are generally responsible for the vehicle congestion • For the purpose of describing the transportation systems serving the county, they are grouped under three headings--air, highway and rail. The systems are shown on Map 1 and are described below . AIR TRANSPORTATION Travel by air is the fastest means of transportation available. The volume of passengers carried by air has steadily increased each year and air freight has greatly increased in tonnage in the last few years . Kalamazoo County' is served by two major airports--Kalamazoo Municipal Airport and the W. K. Kellogg Regional Airport. Additional service is provided by the Austin Lake Airport . The Kalamazoo Municipal Airport is located at the southern edge of the City of Kalamazoo and is four miles from the central business area . - 5 - �MAP 1 : r---®'·\ : l' ____,! '' L.._. \., tc-'- !r !__, \i ,, . . . . . . . . . . . (- ·~:., '·i ! : : I ~ @----. ---:= ,,.,.. , .., , ,,•" iJl!P-•• . ,. ~ ' ' : ::,' ,: ,......) ( .. t__:: . I I! ~ ,...J----="--+- ------ :__ ... --------- .----- ✓- f'-"""''--'-+---'L§f--"--,,l,""'-➔-~~---'----'--+-=-----; ! i....---+===¢a-;===t=+=-t-===+=,=f"f' I !: ·1 ,,-: I --··-·--·--) __ ,:.. ,.. _.\.. ____ .... --·~-----ill I I I I ... ................. _ ... ..........._,,........ ....... .......... _.................. ........ ........... _, ...... . ..,...... .. . .... ,............ ---.. ··• ...... ..... I I KALAMAZOO COUNTY, MICHIGAN -- . . .............. ,•-··· LEGEND $ U Hi EXISTING STREET NETWORK N UWOU IN TIUfATI 1040 IYlTUA - - MAJOI tQll.OS ........ ltCOHOAl'f' 10,,lr,Dl EXISTING TERMINAL FACILITIES TIIMINAl .... 1969 P.UW.NG(I SfAJION '-l!OtiT I fAUfHGU UATK>N • flllGHT l'A.105 Q fUK.KtStA.TION • lll,Q fHMIHA!.1 Q l-..O I llAJIH t,u,lp AIIPOtl fA.CIUT1f$ •••••• • •• po, , 4 lo, fH l lA l AMAZ OO Mltl O POLITAN COUNfY Pt4MNIMO fACILHIH ♦ 0 PlNN · ClHTtM IAJLIO#.D • • - •• GU.HO TIUO:. WUTUN IAIUOAO C0M M IUI0H •••••••" h 6 kH l Ull A U0C IAU S, INC. A Olwhlu ef ClTDl I WIU IAIO 6 ASSOC I NC, tMofU �The existing runways are not of sufficient length to accommodate the large commercial jet aircraft. Plans for lengthening the runways have been made and currently are awaiting Federal funding. Approximately 26 commercial flights per day use the airport with connection to Chicago, Detroit, South Bend and Grand Rapids. The W. K. Kellogg Regional Airport is located approximately 22 miles east of Kalamazoo at the west edge of Battle Creek. Due to the physical limitations of both fields a non-profit corporation (South West Air, Inc.) obtained funds to retain an airport consultant to study the airport needs of Calhoun and Kalamazoo Counties. The study, which was presented in late July, 1969, indicated that a new airport should be built. Of the four sites which were investigated, the best site is located about two miles south of I-94 and the Galesburg exit (referred to as Site 2 in the report). The reasons for selecting this site were: (1) It is approximately equidistant from the City of Battle Creek in Calhoun _C ounty and the City of Kalamazoo. (2) The total construction cost was less than other sites. (3) The location would be served by I-94. The Austin Lake Airport, classed as a gefieral aviation field, is located in the south-central portion of the county . Approximately forty aircraft are tied down ar this field with fifty movements per week. I •I I I I I I I RAILROAD TRANSPORTATION The Kalamazoo area is served by two railroads -- the Grand Trunk Western and the Penn Central. Only freight service is provided by the former via a spur which connects to the main line at Pavilion. Both freight and passenger service are available on the Penn Central Railroad which runs from Chicago to Boston and New York by way of Detroit, Buffalo and Albany. There are four trains west-bound daily, three east-bound daily and two east-bound as far as Detroit on Saturday. Virtually all of the major industrial areas in and bordering Kalamazoo are served by track sidings and spurs off the main line. HIGHWAY TERMINAL FACILITIES Introduction The major aspect of highway transportation will be considered later in this report. Only highway terminal facilities and other general information will be presented here. This information generally falls into the categories of bus and truck routes, terminal facilities and commuting. - 7 - �Bus Service Intra-county public bus service is provided by Kalamazoo Metro Transit Company serving the cities of Kalamazoo and Portage. Regional service is provided by Indiana Motor Bus Lines and Greyhound Lines. Local bus service is good. Metro Transit has six routes which operate from 6:00 A.M. until 7:00 P.M. with extended service on Wednesday evenings to 9:30 P.M. Inspection of the bus routes shows that the areas with dense population are being served. The regional bus lines serve Kalamazoo, Augusta, Galesburg, Comstock and Schoolcraft. The lines provide service to the major cities in southern and northwestern Michigan and northern Indiana. From some of these cities nationwide interconnections are available. Motor Freight Service Among the major aspects in planning for motor freight transportation are truck routes, off-street truck loading bays and the location and development of truck freight terminals. • • • • • In Kalamazoo County, no city has established formal marked truck routes, . although the City of Kalamazoo has unmarked routes and has some streets that are signed prohibiting trucks. Throughout the county, however, it is generally required that heavy trucks travel on state highways. The Transportation Plan for 1990 should incorporate the extra load bearing capacity and turning radii required by large trucks. Also the environment and integrity of residential and commercial neighborhoods should be maintained. The plan should provide for an integrated system Iii and thereby remove the need for truck routes. • II Today's traffic requires that all terminals provide adequate off-street loading bays. Locations of the various motor freight facilities are indicated on Map 1 . These locations follow a predictable pattern in their proximity to the two railroads and main highways serving Kalamazoo. The major portion of the terminals is concentrated in an area south and east of the center of the central business district with the most distant one about three miles from the center of the city. These facilities have direct access to the railroads, the CBD, and to an arterial highway -- all of which are required in order to function economically and efficiently. Due to congestion in the CBD and the development of routes by-passing the CBD it is probable, as well as desirable, that most new terminals will be located along the interstate and by-pass routes. - 8 - I I I I I I I �-I I I I I I I I I I I I I I I I I INVENTORY OF PHYSICAL CHARACTERISTICS OF THE EXISTING HIGHWAY SYSTEM An attempt to formulate a program for improvementsfwithin a transportation study area can only be made upon the basis of an accurate inventory of the existing physical characteristics of ~he transportation network. This necessitates inclusion of the following data: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. pavement width, type & condition right-of-way width alignment & grade structures traffic volumes capacities origin-destination studies parking facilities accident data railroad crossing data (number of trains, type of protection, etc.) A discussion of the applications of this information is contained in various portions of this report and will not be covered at this point. The information has been compiled by Alan M. Voorhees & Associates, Inc. in the Kalamazoo Area Transportation Study* with the cooperation of the various local governmental agencies. ANALYSIS OF THE HIGHWAY SYSTEM NEEDS After compiling all of the information related to the existing physical characteristics of the county street and road system, it is necessary to analyze the data and determine the type and extent of problems affecting the efficiency and safety of travel within the area. It is the purpose of this section to summarize the deficiencies which must be corrected and the future needs which must be met by a proposed transportation plan. Those factors having a significant influence on travel conditions are discussed individually under the following items: a. b. c. d. e. Right-of-Way Width Pavement Width Volumes and Capacity Alignment Railroad Crossing Protection f. g. h. Locations of Traffic Congestion Projected Land Use Patterns Commuting Patterns of Industrial Employees RIGHT-OF-WAY The availability of adequate right-of-way is the most valuable resource a city can have in remedying its transportation problems. Unfortunately, this is the most prevalent deficiency. An existing street or road which * Data Collection and Inventories and Street Inventory and Capacity Analysis. - 9 - �is carrying traffic for which it was not designed can be upgraded to the standards if there is sufficient right-of-way available to permit pavement widening. The next obvious step would be to acquire the additional right-of-way needed to permit widening; but this is rarely practical -- particularly in a business area because of the prohibitive costs involved. (Buildings in the CBD and most other business areas are within a few feet of, if not actually on, the right-of-way line of the street. The acquisition of right-of-way then becomes a purchase of not only land but buildings as well.) A second problem evolves in cities with a grid type street system in the fact that needed corridors which do not follow the north-south, east-west grid system are highly expensive due to acquisition and disruption of established block-by-block land use patterns. Aside from the expense of the property itself there are other expenses inherent with the acquisition such as the normal legal work involved and possible condemnation proceedings as well as the time lag during which construction prices are almost certain to rise. Another consideration which enters into the matter of land acquisition is the creation llll of ill-will among many of the people who are displaced by such a pro.,.. ject. While this is a factor which is unavoidable, it cannot be entirely disregarded. EXISTING PAVEMENT WIDTH The width of a road or street is one of the principal factors which govern its ability to carry traffic. As would appear evident, this traffic-carrying ability (capacity) increases as the pavement width of the street increases. Deficiencies in pavement width are the product of an increase in the number and size of vehicles since the street was designed and built. A lane width of nine or ten feet is not uncommon -- particularly on older local streets; but this is far from adequate by present-day standards. Eleven to twelve-foot lanes are desirable. An example of the effect of pavement width on capacity may be seen by use of the charts published in the Highway Capacity Manual. Two ten-foot lanes have a normal base capacity of 1,375 vehicles per hour of green time, as opposed to the capacity of 1,750 vehicles for two twelve-foot lanes. Therefore an increase in pavement width of four feet increases the capacity by twenty-seven percent in this particular instance. Benefits derived from incre~sed pavem~nt width are not limited to the resulting increase in capacity. The increased safety and driver comfort are items to which an actual value cannot be assigned. TRAFFIC VOLUME Traffic volume data for existing streets and roads within the county is ~resented in Maps 2 & 3. ~olume ~nformation is a prerequisite to the design of any new transportation facilty or the modification of an existing one in order to alleviate present problems or to avoid future - 10 - • •• • •I ' I I I I I �I I I I I I I I I I I I I II ones. It is imperative that the number of vehicles, the percentage of turning movements and the time at which these are at a peak be known before any systematic approach may be undertaken to solve the traffic problems of the area. Once this information has been acquired, along with the necessary data to calculate the capacity of the street or road in question, it is possible to establish which streets are the most inadequate for the volumes which they carry. Priorities may then be established for solving the problems which are revealed by the study. Alloca...tio a£ turning lanes, assignment of one-way pair streets, restriction of on-street parking and adjustment of timing of automatic signals are s eps which may offer a solution to the congestion if it is not excessive. Once volumes reach a certain level, the capacity of the street will not be improved sufficiently by these measures; and more e~tensive remedies such as reconstruction and pavement widening became necessary. It is the purpose of the volume study to indicate which of these or other steps will correct or relieve the problems which exist and in what order they should be implemented. SYSTEM CAPACITIES Possibly the best definition of traffic capacity is one published in the Highway Capacity Manual, 1965. It reads as follows: "Capacity is the maximum number of vehicles which has a reasonable expectation of passing over a given section of a lane or a roadway in one direction (or in both directions for a two-lane or a three-lane highway) during a given time period under prevailing roadway and traffic conditions."* The capacity analysis is a critical part of any traffic study. It is used at the beginning of a study for the purpose of outlining existing and future congestion problems. Some explanation of the analysis and how it is made and used might be useful. After the collection of all pertinent data concerning the existing street network, the capacity analysis is undertaken to establish the network's adequacy. The factors involved in this analysis are: (a) (b) (c) (d) (e) (f) (g) (h) -- Highway Capacity Manual, 1965 by the Highway Research Board of the Division of Engineering and Industrial Research, National Academy of Sciences - National Research Council, Washington, D.C. ----- * Pavement Width Amount of pavement occupied by on-street parking Percentage of transit operation Percentage of truck traffic Location of network within the city Peak hour factor (peak hour volume divided by the total 24-hour volume) Percentage of left and right turning movements Percentage of green time per hour from the adjacent fixed time traffic control device - - •· - 11 - �I I I MAP 2 .... /\ # .., r \\ ~ .~., i.. ff I •••-.•._, ~ I I .... l ~! ;l ! J70 JIO : ....• ; l~ ~ .. ! : ! ____.:-:.-=-/ l! t i 1: ~o;~;!/ ai i10 I. . ! ... . . .-r••"e.o :.1 'fi, l·---·---..·-·:;/ ·-, 'I ... / ;j :! = r· uo r·-·· dO t : .....1.. . ···-------- l ! to) ( Joo !:. ... / / ij __,t._] ~,. ! . I I : .........:1 ~ ,! JCO ... .... ~ ... .,, ! J,O !i 'Ht .:. t 2JO ;.i i • B!vo .................... -......-······· ___ ...--, _ ... •-·-···" --··-··---·· ......... -.. _, J ·:, 1--··-·-······•...f ...... ,.. L' ·-·- . ··•-.-'~ :,10 KALAMAZOO COUNTY, MICHIGAN .. -•···•·...... -~.- ............... ··-··•··. LEGEND EXISTING STREET NETWORK 1966 TRAFFIC VOLUMES ... 1969 12 = UlHI NETW<>'I •M!USl,t,H IOAO STSUJII - - MAJOl IOA.0$ .............. $1CON0.1'1•1' IOADS LEGEND 0 ~t ._.. •.ooo $... 0 ' - - -~ AOI , lill(NIGAN °''"'JIMOH (>t ifA.Tt t\l(iMWAO kAI AMA ZOO COUklY 10...0 ce,,u,uu10N I I I - �MAP 3 • • • • • IN SET Source& MICHIGAN DEPARTMENT OF STATE HIGHWAYS KALAMAZOO COUNTY ROAD COMMISSION KALAMAZOO MICHIGAN 1966 TRAFFIC VOLUMES ••• p•oi••••••o• ot ,.,. .,., ... , 1,. 0 ,.,.011,- o,<110<11 ••••••• • ho• u,o D•o••• .. ••I o f l'loo•••t 0 ••• 1.,. .... , .... ., ••••• u, ..... ••4•••' ••ii G•••• U•lo•• LEGEND ,1 ..... , .. . ............ ,,.,, .................... , , ...... ,01 0 . , ••• t.... , . . . . . . . . , , , , , . . . . . . . . . . .. OOOA0T ,•ll•••·"•·•tl .......... . lo,•••"'••••••• o., • .,..,,.M of • •o.ooo Aor - ........... ,.. tHI ll;Al4MAZOO MlltOl'Ot.lU,N COVN1' PIANNING co...... J5SION .....,.,..i 13 e,. KHtlUE A5SOC, ll'tC. o oli••- -' CUDI f WHllAM.S &. ASSOC INC.. IMOl'LS �TABLE l STREETS OPERATING AT A CRITICAL V/C RATIO* From Street Alcott Street Bryant Street Cork Street Crosstown Parkway East Michigan Ave. Lovers Lane Mills Street Oakland Drive Park Place Park Street Pitcher Street Portage Street Portage Street Portage Street Portage Street Riverview Drive Riverview Drive Riverview Drive Stockbridge Avenue Vande Giesen Road Vine Street West Main Street West Michigan Avenue West Michigan Avenue West Michigan Avenue Westfall Avenue Westnedge Avenue Westnedge Avenue Whites Road East Michigan Avenue Gull Road Gull Road King Highway Long Lake Drive Milham Road ML Avenue Oakland Drive River Street Gull Road Howard Street Burdick Street King Highway Shaver Road Stadium Drive West Main Street West Michigan Avenue Westnedge Avenue Westnedge Avenue * Burdick Street Portage Street Park Street Bronson Boulevard Harrison Street Kilgore Road Stockbridge Avenue Parkview Avenue Westnedge Avenue Park Place Lovell Street Milham Road Dorchester Drive Banbury Road Bryant Street Michigan Avenue Patterson Street Mt. Olivet Road Old N.Y. Central R.R. Stadium Road Westnedge Avenue Drake Road Colony Farm Road Vande Giesen Road Park Street Hylle Street Kilgore Road Academy Street Parkview Avenue King Highway Nazareth Road 26th Street Township Line Nash Avenue 12th Street Sprinkle Road Milham Road Comstock Avenue Humphrey Street Stadium Road Burdick Street (N. of Inkster) Mills Street Oakland Drive Michigan Avenue Limits of Study Area County Line Shaver Street Romence Road Volume to Capacity Ratio - 14 - To Portage Street Fulford Street Portage Street Penn R.R. Tracks Riverview Drive Cork Street Michigan Avenue Wheaton Avenue Park Street Water Street Michigan Avenue Kilgore Road Nottingham Avenue Palmer Avenue Gibson Street Hotop Avenue Riverside Cemetery Dr. Link Lane Fulford Street Michigan Avenue Burdick Street Michigan Avenue Woodlawn Avenue Oakland Drive Burdick Street Michigan Avenue Village Street Walnut Street Westnedge Avenue 33rd Street Normandy Avenue Limits of Study Area Michigan Avenue Centre Avenue Westnedge Avenue I-94 W.Br.Portage Creek Michigan Avenue Nazareth Road Oakland Drive Burdick Street (S. of Inkster) Township Line Westnedge Avenue U.S. 131 Interchange Engle Road U.S. 131 Interchange Portage Creek Kilgore Road I •IJ I II �The pavement width (with or without parking, two-way or one-way operation) is converted into a base capacity or service volume by means of a series of curves developed by the Highway Research Board of the National Academy of Sciences in Washington, D.C. This base capacity is then adjusted to the proper level through computation according to the appropriate · factors listed previously. At this point the capacity of the portion of the intersection under analysis is known. This capacity is then compared to the existing volume in what is called the V/C Ratio*. By dividing the existing volume by the capacity the obtained value is the percentage of capacity at which the approach is operating. Capacity is affected by various physical conditions which, in turn, are varied as to the type of interruption to the flow of traffic. In the table below are some common deficiencies which reduce capacity: Cause Effect • • • • • • • • Incorrect Signal Timing or noninterconnected signals Hampers movement through intersection because platoon or group of vehicles from previous signal are not allowed to clear intersection. Poor Lane Definition Causes confusion as to vehicles entering the intersection overlapping into adjacent lanes. Poor turning lane indications (pavement markings and signing) Causes through traffic to become bogged in lanes reserved for turning movements. Non-use of reserved left-turn lane and left-turn signal in intersections with a high percentage left-turn movement. Intersection becomes clogged due to intermixing of left-turn vehicles with through vehicles. As a portion of the Kalamazoo Area Transportation Study, a functional street network was defined and inventoried. From this inventory a capacity analysis was made and the various street segments were rated according to the V/C Ratio system explained previously. Each segment's rating was then compared to the maximum values set up for each functional classification. Maximum V/C* Values for Kalamazoo Area Transportation Study 1.00 0.90 0.85 0.80 Interstate Expressway Major Arterial Collector The street segments which are operating above the maximum V/C Value are listed in Table 1. * Volume to Capacity Ratio - 15 - �MAP 4 : l :! -:---•••-••••c·•••"• -••••••••••••••••• 'ii_____ r-----'~-+-------'-- ... -----______._ ~: ·1 : _,, ! ... _____ _::--.!'-'£ 'r~\ .:.t_. ~---···· !: ;! (: r•I , ___,__ ...... __:,..___ ... __• -----u --··----· •...• ····-' l -------------. --- ... -----+-----------------------! ,.) f ,.............. _.,,. ,_ .., ,._ . :::.:·::;:::::. :::~.:.~·-·· KALAMAZOO COONTY, MICHIGAN ··---"' ~- ··-•·•• ..............-•· ._ ·•· --••••..-h•••-n• ...... -........... ,........... LEGEND ~ SflHT EXISTING STREET NETWORK TRAFFIC - - MAJOl DE FICIENCIH UGfNO ... INSUfflClfNT 1969 ,..,.o,o<i ,.. HU l(AlAMA.tOO ,u,10,ouTAN COUlil'I' HANNING NlTWotC UHlUfAU k>AO svnu• IC»Jl6 •••·••• SICO..O.n 1°"'°6 - •--- ' AVfMfNT WIDTH CA,ACITY INSUPflCIENT IIGHT Or WAY COMMl$SION ,,. . . ,,.... , 16 ICHfllll AUOCIATU, INC /1. Do•h l . . •f CUDf I WIU IA.IIIS & AHOC , IMC' IMDf'Ui �•I I I I I I I I I I I I I I I I I I SYSTEM CAPACITIES ANALYSIS The information presented in Table 1 indicates that several major arterials are severely overtaxed by the present-day volumes which they must carry. Among these are Westnedge Avenue, Portage Street, Mills Street, Riverview Drive and Oakland Drive, all of which serve as north-south arterials. In addition to these, other critical streets are Vande Giesen Road, which provides the only access between I-94 B.L. and Western Michigan University, Gull Road and a portion of Stadium Drive. While these are by no means the ~nly routes which are overtaxed, they are the ones which have V/C Ratios in excess of 1.35 and which also carry some of the highest volumes of traffic. Some of these V/C Ratios*are as high as 1.77 for a portion of Westnedge Avenue and 1.68 for Vande Giesen Road; and this is when no parking is permitted on them. These values are twice as high as the maximums previously established for arterial and collector streets. Maps 4 and 5 indicate which sections of the transportation system are deficient with respect to existing pavement width, right-of-way width and V/C Ratio*and serve as a graphical summarization of these deficiencies. ALIGNMENT The term alignment may refer to either the horizontal or vertical alignment of a street or road; both of which are contributing factors to the safety, comfort and operating speed on the road. Street and road maps provide reasonably accurate information relative to the horizontal alignment, but there is no method by which vertical alignment information may be readily obtained. For this reason only horizontal alignment will be considered in this report. Points of deficient alignment are indicated on Map 6. There are many roads in the county which are aligned in a manner which will not permit safe travel at a reasonable operating speed. Since many of these are secondary roads, the expense of eliminating any but the most critical points of poor alignment could probably not be justified. At the worst points, however, improvements should be made in order to avoid the accidents which are almost certain to occur if no changes are made. The majority of the locations indicated on the map of deficiencies in alignment are at abrupt right-angle jogs in the road and intersections at angles other than 90 degrees. Curves which permit moderate driving speeds in place of the existing sharp jogs would be desirable; and clearly defining signs and striping are the minimum measures which should be employed to make such roads safer. RAILROAD CROSSING PROTECTION There are 22 miles of railroad in the city and 115 miles in the county. Virtually every major arterial street in the city is intersected at least once by a railroad. Each of these intersections, which are atgrade, is a potential source of accidents and traffic congestion; and if traffic conditions are such that a separation in grade is warranted, * Volume to Capacity Ratio - 17 - �,-----------------------------------~MAP ~~S~ --- 1 I I I I I I I I I I I I I I t'Ollt INSET Source, , MICHIGAN DEPARTMENT OF STATE HIGHWAYS KAL,..MAZOO COUNTY ROAD COMMISSION KALAMAZOO TRAFFIC MICHIGAN DEF IC IE NC IE S Tl>• o••P•••"o" of '"" "'"P .,,.., ''"""""IIV 01,led !ho•th o fod••<al G•o•I l,o,.. II>• D•o•••••"' ol Ho,.,,.,, o•d U,t.o~ D~••loo.,••t, ••"•' ,1,. u,a.,. 1'11000, .. , LEGEND .......... ,. •• ,,.,,,.,.,., owtl>o<1ud l>y $,.c,,o., 101 of 11110 Ho"""' A<I ol 19.S~. O> ""'""dri, odo,lnl11u.-<1 II~ 1ho Mlc~igo" D•P<>•l•enr ol c............ . ""''"""""" INSUFFICIENT ••••• CAPACITY • 1• 1 • 1• INSUFFICIENT PAVEMENT WIDTH RIGHT Of WAY I I I ,,op41r,o4 fo, THE l(AIAMAlOO MEIIOl'OUU,N COUNTY ,t.t,l'INJNG CO,Y,MISSIO N /'repc,r•" ly SCHUU! AUOC., INC., o dl•loio,, o1 ClYOI!. f WllUJiMS & ASSOC~ INC., INOf't.$ I 18 �• • • • • • • • • • • • MAP 6 / ~\ ... .. ! ·\~ ! . ~---------------·········------------ ___ '•,., : \ '\,_ ·······-r········"'...... \...............'--++-----+--"'-r-----4--~ f. ~-·· l .: ·: i, :' : ;l:: d :. , ..: · __ 11 . ,,,.--;----···----0----;--··· ------------ ,.,--·········· _;::: ..--::-:•·· _/ .! .:/' ·: / ./ , I / j ~ - ~ --'-ill---'"'--1-~~--'-- ___ / ~--., : ·/··==·•"· L...·.:. ... ::::i_ _____:L.. 1 ...:··~ ~! •: •: •: 'l l ... i ( ..-· r-"'---'--f--'+½:l""---+---'---'---i- ------·--··· ----------·:··" :: ; / "--'--------1 ·:,,,,.==+=='"=9""=!1==l===l===sb,,,<f' : : ••~•,-,1,-'.. ..•..•• • :!! •.... .'~.L ••• .- : . •'• · • · •. J... I / , ,': :: J :,, r-·• ---~n .J.., / ················'····"..........."i / .............. ·....""···-··1·-·············-········· r:.) \-.....L.--'-'-'---- , ~- r-c....__,,.;-..:..::....- -, \! \:! i......,...... ·............. ······ ····································t· '"'............ ... / 1· ~ .-·· '------------------------------ 'i .. _____. . --.. . . ____:,_·_~ ___ , ____________________ : ;: :: l ________ ":,._:. _•--------~ : ,: ~ \ \ ········T····················•.... L ...····:~;·••·· ... ;l 'I ~j . ;,;.· ·- ... ,, . ............... -- . ···_ ·--. .................. ,......... ,wo>--.•••"lho ........ ..... ....... . •·· ....... •• •••••· •·•• _...,,.,.,,h, .. KALAMAZOO COUNTY, MICHIGAN LE GEND ~ . , . . _ , , ... , , OUOOHOO••• = EXISTING STREET NETWORK sn ut Ntt wo,u, •N IUHAI( IIOAO S'l'l!f M - - M AJ0t t 0AO$ ••--• •• U<;()N O.,,,IY •o....» LOCATIONS OF BAD ALIGNMENT 1969 • '• •••••,I"' 19 SCH f ll!I A UOC1 Af U INC A 0,.,,,, . ~ •I Cl'l'Ot ( W Hl' A/rillS & ASSOC ' NC •NOf'l. S �I this should be given consideration. Standards used in this portion of the study are those adopted for use in the 1970-1990 Michigan Highway Needs Study. The criteria by which the type of railroad crossing =, protection is determined is the exposure factor, a term which is applied to the product of the ADT* multiplied by the number of trains per day. Where the exposure factor is 200,000 or more, a separation in grade is required. At locations having a value of 3,000 or more, automatic signals and gates ar~ indicated. Information obtained regarding railroad crossings in the downtown area is contained in Table 2. The exposure factors which appear in Table 2 are in the 18,000 to 127,000 range which would normally indicate that no grade separations are warranted; but all of these crossings should be protected by automatic signals and gates. While safety is the primary concern of these standards, the decreased capacity and delays, which result from switching operations in particular, are of more than minor concern. Information obtained for these crossings indicates several 10-15 minute periods in the morning from 7:40 A.M. to 9:10 A.M. during which major streets are blocked by trains. This situation is undesirable at any time; but it is even more of a problem at a time when the traffic is near a peak. While these delays do not normally occur during the peak morning traffic, they do some immediately after it when there are still fairly high volumes on the streets thereby causing at least a great deal of inconvenience for many people. The cost of grade separations merely for the purpose of convenience is usually not justifiable. There- ,fore, a compromise must be effected between the railroads and the City to hold conflicts to a minimum by attempting to schedule switching. operations in a manner which is most compatible with traffic volumes. If this is not possible, grade separations might be given more serious consideration. I I I I I LOCATIONS OF TRAFFIC CONGESTION I I I I I The determination of points of traffic congestion within the area serves as one of the best indicators of the transportation system's needs. One approach to making such a determination is to consider the locations of the major traffic generators within the area since these are the most likely source of congestion. This applies only in a general manner, however; and it would be misleading to state unequivocally that all major traffic generators are the source of traffic congestion. They do provide a helpful guide in the search for points of congestion when further study is made of them. There are four types of generators which consistently create the most demand for ~ravel on a d~ily basi~--commercial, industrial, institutional and shopping areas. Tnese are illustrated on Map 7. There is a pattern which becomes apparent upon reviewing this map. The area between Portage Street and the Penn Central Railroad on the east side has a dense _ concentration of industrial and commercial land usage which continues northward through the city to the east of North Westnedge Avenue. South Westnedge Avenue has many commercial establishments along its entire length between Portage and Kalamazoo. The need for better access to the ,Western Michigan University Campus, as mentioned in other sections of this report, is also pointed up in reviewing the map of traffic generators. 1 I * Average Daily Traffic - 20 - I I �• • • • • • • • • • • • • • • • • TABLE 2 EXPOSURE FACTORS FOR MAJOR R.R . INTERSECTIONS Description of Location No. of Observed Trains Per Day * ADT@ Crossing Exposure Factor (No. Trains Penn Central @ Patterson Street (NYC Tracks) 4 9,100 36,400 Penn Central@ Patterson Street (Penn Tracks) 3 10,500 31,500 Penn Central @ Walbridge Street 13 3,000 39,000 Penn Central @ Pitcher St. 12 8,600 103,200 Penn Central @ Westnedge Avenue 6 10,100 60,600 Penn Central @ Stockbridge Avenue 3 8,400 25,200 10 6,100 61,000 Penn Central@ Lake Street (Penn Tracks) 7 6,100 42,700 Penn Central@ Cork Street (NYC Tracks) 8 9,500 76,000 Grand Trunk Western @ Miller Street 4 4,400 17,600 Penn Central @ Vande Giesen Road 5 9,400 47,000 Penn Central @ Portage St. 4 16,000 64,000 Penn Central @ Michigan Ave. 8 15,900 127,200 Penn Central @ West Main St. 3 19,900 59,700 Penn Central @ Lake Street (NYC Tracks) * Average Daily Traffic - 21 - X ADT)* �. MAP 7 8A""" COUNTY I I ~ I t • ~-tr1 i'J !) E . jJ T I' • 0 / ( \b.. l .../ KALAMAZOO COUNTY, MICHIGAN MAJOR TRAFFIC GENERATORS lEGENO -- @ COMMUCIAl IN0VSU!"I ;.;;·,',:.::;_':;,\' UNlVEUlTY - s11on,NG cu-i10 ............ ....... . . .:: ::-~•·:":.:·•::,·:::·· 1.·::~;: ,;,_, .............. . .................. ,,,~,. .. , ••••'"~ • •••••'••• o, h,,,.,. ,.I ·····•·..•··•.... 1•,,......... ... K A L AMAZOO METROPOLITAN COUNTY 22 PLANNING COMMISSION �•I I • •I • I I I I I I I I I I There are many points of congestion which are not revealed by such cursory inspection; but the ones pointed out here are mentioned because of the magnitude of the problem when the bulk of the generators is involved. A review of the volume maps and the volume to capacity ratios of the streets and roads in the area will bring many more isolated problems to light as the Maps 4 and 5, showing deficiencies, point out . PROJECTED LAND USE PATTERNS The land use patterns of an area, both present and future, are the primary dictators of what improvements are needed in that area's transportation network. The type and extent of use of the various segments of land create the travel demands of the area. The 1990 Land Use Plan, as shown in the Land Use Plan Report, illustrates the expected land use patterns for the next twenty years. This serves as a guide in the selection of which routes should be improved and the possible need for new streets or roads by indicating what future travel demands are likely to arise as well as which land will yield the most economical right-of-way. The results of using this information in the development of the alternative and final transportation networks for the Kalamazoo Area are discussed in later portions of this report. COMMUTING PATTERNS OF INDUSTRIAL EMPLOYEES A survey was made of the fifteen largest industries throughout the Kalamazo0 Metropolitan Area for the purpose of establishing the home location of the individual employees by industry in order to determine their commuting travel patterns. The commuting patterns were collected for the purpose of comparing the information resulting from the survey with the information collected and provided by the Michigan Department of State Highways in its origin and destination study of the Kalamazoo Metropolitan Area taken during the fall of 1966. The industries surveyed were grouped into common geographical areas and the home locations of the employees of the respective industries were plotted on a series of overlays, whereby desire lines were established from home to work. The information resulting from this study not only · provided desire line patterns of the employees of the major industries within the area, but also provided information relative to land use characteristics concerning residential concentrations and their relation to the industrial employment centers. Nine of fifteen employers within the metropolitan area employing more than 500 persons per industry were used in the study. Information from the other six employers having more than five hundred employees per firm could not be used for the reason that these firms had more than one plant location within the study area, and had no appropriate records - 23 - �designating the location of the plant at which each employee worked. However, of the nine industries used in the survey a total of 7,129 trip patterns were recorded. Map 8 indicates the results of this study. DEVELOPMENT OF THE FINAL PLAN INTRODUCTION The development of the interim proposals for the Kalamazoo County Transportation Plan will be covered in this portion of the report. Intermediate steps in the selection of the most desirable plan began with the refinement of the preliminary needs and the determination of class~fications and standards for development. Alternate plans were then established for the urban transportation network and evaluated according to their relative merits from various aspects to include: (a) (b) (c) (d) compatibility with plans of other governmental agencies distance and travel times feasibility from design and construction standpoints estimated costs The final selection was then made for a total transportation network to be implemented in stages from the present until its completion in 1990. The alternate urban transportation plans for sections of new construction, Maps 10 through 13, present approximate locations only. I I I I I I 1 I I I DETERMINATION OF CLASSIFICATION .I The streets and roads of the Kalamazoo Area have been organized into two systems of classification. These are the legal classification as shown in Map 9 and the functional classification as applied to the 1990 Interim Vehicular Circulation Concept for Kalamazoo County Map 14). The former system applies to Federal Aid Highways which are placed in one of three categories--Interstate, Federal Aid Primary (FAP), or Federal Aid Secondary (FAS). With minor exceptions, FAP and FAS highways form an interconnected network serving both urban and rural areas. However, the selection of individual routes of the Secondary System often has been influenced by the need for improvement and the availability of Federal funds rather than by service characteristics. The objective of the legal classification is to concentrate attention on important arterial facilities to assure their early improvement and facilitate travel. The functional classification has more significance in this study; and it is the one to be employed in applying the standards for development. Highway systems have been functionally classified in various terms by different governmental agencies. Because of the availability of material and associated data for Kalamazoo County, the Kalamazoo Metropolitan County Planning Commission has decided to apply the Federal Highway Functional Classification. This system places all - 24 - I I I I 1 I I I �• • • • • • • • • •I I I I I I I I I .., ... ~,, At..U;8AM COUNTV . ~ .. [ ) C ; ! ; ~ ~ ! ! 2 i: • ,,~,,a,11a ~ r • 7\ -• r ~ E E E Ii I I i • ~ \r i-- . r AIAhl 0 -- - ~ : : ... ! MAP 8 co l I - -+- -- I °' I';: 1 r t I t C - ?.,,,, ... ~-, --,, ~ - • " !Lr -'Jf,.•:_;.; ~ ~ - ~ - 01. \~) :.. .f.\ _,t__ v /' -'1,lA5 ·r - ... ·R~-(J _. eA ' • ·--, ·1 '" If ' - • l JI .i.l T- .A. J ;Ju l + 1 • T KALAMAZOO COUNTY, MICHIGAN j WORKING 1 TRIPS ................... ... ••• ,~,., .... , •·••· ............... (I,,., ......................... .... . , '"-•••·•••.. ••.... M,rn•o•••••••• , ''""'"' ' '·•t••• _, ............ ,... HI •• ,............. ,.i,.,_,,,.. •••"'" lor KALAMAZOO METROPOLITAN COUNTY - 25 - KMIUII Al$0CIA1U, INC,. A IH• l • I•• •I Cl'l'Ot I WIUIAMI & ASSOC .. I WC , IHOftS, PLANNING COMMISSION �~ I roads and streets into one of three broad groups according to the character of service they are intended to provide--Arterial, Collector ~ and Local Access. Discounting the last classification, which will not be considered in this study, the remaining groups are further subdivided into statewide and regional· arterial, local arterial, principal collector and secondary collector~ all as used in Map 14. The basis for formulating a functional classification of a particular route relies on the concept that the purpose of any street or highway is first, to move traffic and second, to provide access to property. All streets and roads serve both of these purposes in varying degrees. Arterial routes provide the highest degree of mobility and the least access to land, while collector routes offer a lower degree of mobility with increased access to adjacent land. Due consideration of such factors as distribution of trip lengths in a given area, volume of traffic, desirable operating speed and spacing of streets is the reason for further breakdown of the classifications. I I I ~ I ARTERIALS Statewide Arterials The primary function of Statewide Arterial Highways is to provide the highest level of traffic mobility available on the total highway system. These provide direct and unrestricted routings between major metro~ politan centers and principally serve movements between rather than· within activity areas. These are generally located in widely spaced corridors of concentrated travel desire and are characterized by: high capacity design thereby facilitating sustained high speeds; minimal ingress and egress; and, continuity of routing for regional or inter-regional travel movements. These facilities should serve the longest trip desires in an expeditious manner. These should also link and serve major sections of metropolitan areas, carrying a majority of the total arterial travel on a minimum mileage with the highest degree of service. The system of highways should include all sections of the Interstate Highway System. I Regional Arterials Regional Arterial Highways interconnect and augment the Statewide Arterial Highways, forming a continuous network of highways which will efficiently serve major travel desires in all areas of the state. A primary function is to inter-connect 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, these offer a high degree of trip continuity either alone or as an extension of the Statewide Arterial System. - 26 - I �I I I MAP 9 .... }~;!'-~!.. ! I,, • ""; ./·. · •I •...t= -;tt~"-'---v""'•~---iH;-~~--------'"'! ,.,. ,. ,: i I l l, I., I -l ~ ~ i..,- ..... 1M.J'AIAi- I •I I I I I ............·•···•'............. -······--· .......... ·-·--..·•··. ....................... .. ··-•··••·• ..·-•··· .... KALAMAZOO COUNT Y, MICHIGAN lfGENO ' - - .1,14/0• •OAD\ ------- UCO ... DAn EXISTING STREET NETWORK APPROVED FEDERAL AID SYSTEM .. 1969 m=-= 27 a •cAOS lEGE_ND 1,1111 INTERSTATE AND PRIMARY -PRIMARY ••••••· SECONDARY (STAT E) • • . ,. ,. SEC ON DARY (COUNTY) �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. They should not, however, penetrate identifiable neighborhoods. COLLECTORS Principal Collectors Rural - 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 thru-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. I I I I I Urban - These streets serve as extensions to the rural collector routes. The primary function of these streets is to serve substantial traffic volumes, the majority of which are intra-urban area in character. These may provide proximity service to commercial, industrial and residential land uses. Accordingly, in commercial and industrial areas, these streets may be designed and constructed to accommodate heavy vehicles with provisions for additional illumination, pedestrian movements, parking lots and loading docks. These streets may also serve secondary traffic generators. Secondary Collectors Rural - The prime function of Secondary Collector Roads and Streets is to provide traffic service between Local Roads and Streets and higher classified routes. Traffic served will essentially be generated from a relatively large area, although this area will be substantially less than the service area of the Principal Collectors. 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 length. Urban - Unlike principal collectors, urban secondary collectors do not serve as an extension of the Rural Secondary Collector, since the area they serve is limited. In residential areas, these facilities are designed to discourage through traffic. - 28 - I I I �I I I I I I I I I I I I I I I I I I I CLASSIFIED MILEAGE The total highway system of Kalamazoo County is miles of streets and roads. Of this total, 564 urban areas while 1063 miles lie throughout the county. Further mileage consideration is given tiation is made by functional classification. URBAN CLASSIFICATION Statewide & Regional Arterial Local Arterial Principal Collector Secondary Collector made up of some 1627 miles are located in rural portions of the below where differen- RURAL 20.38 Miles 35.84 67.66 62.82 II II II 41.10 Miles 43.65 127.38 II 216. 87 II STANDARDS FOR DEVELOPMENT In order to provide for improvement of existing routes _in the transportation network and construction of new ones, certain standards must be established to which such sections of new or improved streets and roads must conform. Standardization~of the various classifications of routes serves a varity of purposes. It ensures the adequacy of all measures taken to upgrade the system and simplifies the preparation of plans and specifications for various construction contracts. From a less practical standpoint, it develops uniformity of the system, thus providing a certain degree of asthetic value. There are several typical sections contained in this report in Figures 1 through 7 illustrating the width of pavement, shoulder width, right-of-way, etc., to be adopted as standards for the different sections of both urban and rural routes. The only information necessary to determine which typical section is to be applied is the functional classification of the street or road in question and an approximate traffic volume on the portion being considered. The functional classification may be found in the plan on Map 14 and traffic volumes of the major streets are available from Maps 2 and 3. If the route in question is not shown in these figures; it will be necessary to either take a traffic count or estimate the volume. * The standards used in this report were obtained from the Michigan State Needs Study. - 29 - �----------------.... - • URBAN STATEWIDE ARTERIAL I PROPERTY I 6 O' _ L INE~~t------------'~'......_ 79' I MEDIAN 6-=.0_'- - - - - - - + t -...P-:-ROPERTY _ __ _ _ _-l--4~ t _ - ~ - - ----___:.1-=. LI NE 3' 36' 20' 24' 15' 12' I I I I 79' 20' Shi r. I I Pavement Curb J ~ 3-LANES 2-LANES MAXIMUM OEVELOPEMENT-6 LANES INTERMEDIATE DEVELOPEMENT-4 LANES FU LL ACCESS CONTROL DESIGN SPEED- 70 M. P.H. REGIONAL ARTERIAL MEDIAN 100' PROPE RTY LIN E 4' 28 1 36' 2 2' 28' PR oPERTY LIN E 100' ~ 40' - 12 24' - (2.' 28 1 4' I I I Curll -- Walk ~ a G1.1tter I I ~·. --~--- -· _.., ·,_. ·..·~:":.-.·, :: p --,-, I Curb 8 Gutt&r Pavement . .,, w 3-LANES Povemut .•:.: 4' :_.·,. ·- ~ ·.:-:.. _.:. ::;1 I Walk I ··~·--- 2-LANES MAXIMUM DEVELOPEMENT-6 LANES INTERMEDIATE DE VELO PE ME NT- 4 LANES ACCESS CONTROL- PARTIAL DESIGN SPEED-60M.P.H. 1969 SCH ELLIE ASSOCIATES, I NC. A Division of CLYDE E. WILLIAMS - 30 - a ASSOC.,INC., I NDPLS. ~ I I �• • • •I •I - LOCAL ARTERIAL a URBAN PRINCIPAL COLLECTORS PROPERT~Y -.l-o_ _ _ __ _ R_IG_H_T_-_0F_·_W_A_Y_;_(S_e_e_B_e1_o_w~ ) _ _ _ _ _ _ _ _.....,.._P_ROPERTY LINE LINE 4' DIM. "A" .2' DI ht ''A" PAVEMENT WIDTH 4' , I I I ( I I/ Curb a Gutte r I Walk Walk Pavementl l .-.: :.•.·, It I :-:~··.~·.·1: ...._.. :·.:~:··.=.:..::,-: ~- .. ~~.. :A·;.:.: ~ , --1 I I I I I I I I I DESIGN PAV'T Ho. of w SPEE.D WIDTH LANES 1201 45' M.P.K 60 1 5 24' 86' 45'M .PH. 48' 4 13' 66 ' 45'M. P. H. 28' 2 13 RI DIM. "A" 1 SECONDARY COLLECTORS PR0PE.;.;. RT.:....Y.,___.,_ _ _ _ _ _ R-'-IG _ H_T_·..c.. 0 _F ....:·W .;.;.A_ Y~ (S::..::ec=-e..::cB~•l:...:.o..::.w.:....)_ _ _ _ ___,~PRc:..:0:..a.PERTY L I NE L I NE PAVEMENT WIDTH 4' DIM."A" 1:i!' I~ DIM. "A" 4' I I 1,,-Curb a Gi,tter (Pavement Walk ~t). I 11 ll~.L·:-~.---._,. . .,._. .,._ -: : ..::-::.-~::_-.:-:.,:-: ._.-~~:-:"? : :"?-~=1°: =1,:--:._. :·:-:... :::-,._~:~~ ·:""" ·=·.,.,. _'!-·:--#. :.-..LA •• "1w DESIGN PAV'T. No . of SPEED WIDTH LANES 100' 40'M.P.H. 60 ' 5 14' 86' 40'M.P.H. 48' 4 13' 66 1 30' M.P.H. 28 ' 2 13 1 JP;i,JII.: - DIM."A" 1969 SCH ELLIE ASSOCIATES, INC. A Di v, s l on of CLYDE E. WILLIAMS - 31 - a ASSOC.,INC., INDPLS. �RURAL a STATEWIDE ARTERIAL I 150 1 PRoPERT LINE 49' 20' 36 1 10' 8' REGIONAL ARTERIAL MEDIAN t. USO' 24 1 8' 39' 27' lcf hi¢ Shi PROPE~T LINE 49' 2d Shldr. I I I 3-LANES ~ 2 - LANES MAXIMUM DEVELOPEMENT-6 LANES DESIGN VOLUME -OVER 23,000A.D.T. 1 I LOCAL ARTERIAL Cf it_ MEDIANP PAVEMENT -~ I I ----------------- I 75 1 PROPERTY LIN i II' 10' 60' PROPERTY LINE 2! 12' Shldr. 10' 20' 18 1 2-LANES DESIGN VOLUME- OVER 5,000 A . D.T. OE SIGN VOLUME - 2,000 TO e,oooA .D.T. RIGHT- OF-WAY I !50' RIGHT-OF-WAY I 2 0 1 ACCESS CONTROL-NONE 1969 SCHELLIE ASSOCIATES, I NC. A Div i • ion of CLYDE E. WILLIAMS - 32 - I r ' Shldr. 4-LANES ~ I FULL TO PARTIAL ACCESS CONTROL i I I INTERMEDIATE DEVELOPEMENT- 4 LANES DESIGN VOLUME- 5,000 TO 23,000A.D,T. RIGHT-OF-WAY 300 I I I a ASSOC., INC., INDPLS. �1....-----------~--------- I I I I I I I I I I I I I I I I I Figure 3 RURAL PRINCIPAL 8a SECONDARY COLLECTORS It't...(£_ PAVEMENT~I DIM."A" PROPE~R~T~Y-----~D~IM=·~"A~'-'_ ___.•~..LINE DIM ." C" DIM ."B" 6' Shldr. _!'lt,f'B" Shid PROPERTY LINE DIM'. 'C" 5' DIM'.'o Benn 11 SECTION MAIi 11 SECTION B ACCESS CONTROL- NONE DESIGN SECTION A VOLUME 2000 to enno 8 120' 2 41 10 1·Treattd 60' 12' 20' I8 100' 24' e'- eo• 121 20 1 10 86 1 2 4' 43' 12 1 Varies Vories 86 1 2 2' 43' I I' w PAV'T 11 DIM"A' DIM.11 8' 011.t"C" DIM. D11 1 A .D.T A B WIDTH SH LOR . WI OT H ll TYPE R1 400 to 790 A. D. T. 0 to 400A.0.T. Gravel 1 1969 Varies Varin SCH ELLIE ASSOCIATES, I NC. A Division of CLYDE E. WILLIAMS - 33 - a ASSOC.,INC., INDPLS. �. ~ I I I I I I :J I •• I MAP 10 BARRY COUNTY AL.Lf8JloN COUNTV ~ ' ~ ~~;~ii~ ~ • ! i - --Ir-- s ' R ; •• •~ I I Ii z •g -i I ~- ) r { r' r KALAMAZOO COUNTY, MICHIGAN LEGEND 1990 ALTERNATE TRANSPORTATION PLAN NO 1 A INTERCHANGE e Gll:,'0E &Et>ARAflON no .............. ,.,. ••• .•-l•••••t ................... _,,,.......... . ...... ............................ , ....,.... . ..... . ....... 1. ..... , •• • •• ,. , .. .,.:,,,., •••ij"••"•••••• . .................. ,u,,0!Hoo,i o0 KALAMAZOO METROPOLITAN - COUNTY 34 - PLANNING COMMISSION JI I I I I I I I I I I I �ALTERNATIVE TRANSPORTATION PLANS • Alternative No. 1 (Map No. 10) Location - Plan No. 1 utilizes a business loop connecting with B.L. 131 at Westnedge Avenue and continuing east to the east side of the Riverside Cemetery and then turning south until it reaches East Michigan Avenue. From East Michigan Avenue the route must bend either east or west to clear the railroad wye and then bend back toward the Penn Central Railroad at Reed Street. The route returns to a southerly bearing until it is just south of Cork Street where i t turns west and parallels Cork Street and Whites Road to Oakland Drive. From the intersection of Oakland Drive and Whites Road the route runs northwesterly toward Nichols Road• Then midway between West Main Street and West Michigan Avenue i t turns north and runs along Nichols Road to Alamo Avenue. The loop is completed by running northeasterly to B.L. 131 where i t curves from a southeasterly bearing to an easterly bearing. An expressway is also incorporated which runs from U.S. 131 and "U" Avenue along the general location of Shaver Road to Romence Road and then along the Penn Central Railroad from Romence Road to B.L. 131. • • Improvements on West Main Street and Stadium Drive between the business loop and U.S. 131 as well as new construction connecting B.L. 94 a~d King Highway to the loop on the east side are also needed for the loon to function properly. -,,, Justification - Use of B.L. 131 on the north saves nearly half of the construction and right-of-way costs of the north leg. Location of the east leg is dictated by the necessity of avoiding construction in the Riverside Cemetery and also the desirability of by-passing the Penn Central Railroad wye and switch yards. The southern portion of the east leg follows the railroad and then runs south through a corrider of sparsely-developed land which can be acquired less expensively than other routes farther to the west. The area immediately south of Cork Street and Whites Road is not heavily developed and traffic studies indicate moderately heavy demands this far south, making this a good location for the south leg of the belt. The west leg of the business loop is located in such a manner as to avoid disrupting existing development Western Michigan University and yet provide convenient transportation between the university and the rest of the county. The northern portion of the west leg provides for minimal interference with the present land usage. Several existing highways are in need of realignment and reconstruction whether this loop is constructed or not-especially those on the east side of the city where East Michigan Avenue, King Highway and B.L. 94 cross the east leg of the proposed belt. The location of the east leg takes advantage of this situation by being far enough east that the connectors to these routes are not very long thereby resulting in savings on realignment costs. of - 35 - �.. MAP 11 l!IARl'tV COUNTY Au..J!:SAN COUNTY '; ' 5! := E E tJ 11 !:: -/\ E a ~ i Ji i; i E E E. ~ i:i w i; .-'-~~~-"-I--~-,.'--I - ½ ) __... 1 l• ; ~ ' < I / ' f:1 I I ~1 ~ l i g i R i ~ t r C I T 1i •' ' ~ KALAMAZOO COUNTY, MICHIGAN 1990 ALTERNATE TRANSPORTATION PLAN NO 2 th • .... LEGEND A INTERCHANGE ••••••••11o.,., ,..., ••••'"•-~••• ..••••••••• .. ••·••O•••• ........ _, ...................... .......... ,,._,,. _..,.,,.,.,h,•-"'' ....... ............. - ••• ,...... w, .. , ' ' ' " ... _uo ......... , •• o•o,Oo0 Pt o poro<II ~, KALAMAZOO METROPOLITAN COUNTY 36 - SCMllUE AUOCIAtU, INC, A Dh•h••~ of (\°n,f I WIUl<Uill & AHOC., IMC., ~ PLANNING COMMISSION I I I I I I I I I I I I I I I I I �The north-south expressway through the eastern portion of the CBD is provided primarily as a solution to the travel problems which exist between Portage and Kalamazoo. This will be a high type facility with full access control on the portion south of the south leg of the loop. Its location utilizes the lower cost land adjacent to the old NYCRR as much as possible. The loop as proposed will connect all major routes into Kalamazoo and provide convenient and efficient travel for traffic desiring to bypass the city as well as connecting all parts of the city with a highspeed route. Congestion in the CBD will be greatly relieved an<l maintenance costs on city routes reduced by the decreased traffic - particularly truck traffic. Land outside the belt will become more attractive from a development aspect since travel between it and Kalamazoo will be improved. ~ • Alternative No. 2 (Map No.11) Location - Plan No. 2 is identical to Plan No. 1 with the exception of the south leg of the business loop and the deletion of the expressway between Portage and Kalamazoo in favor of one farther to the west. The southern portion of the east leg runs south from King Highway at its bend from an east-west to a northwest-southeast alignment west of the railroad wye and continues until it is south of Reed Street where it turns west and follows an alignment parallel to Howard Street to its intersection with Stadium Drive. The expressway to the Portage area follows Oakland Drive from where it intersects West Michigan Avenue until it reaches Howard Street. It then runs on a generally southern bearing along a line just east of Pikes Pond and Whites Lake until it intersects B.R. 131. Justification - In general the reasons for locating Plan No. 2 in this manner are the same as those for Plan No. 1. By moving the south lea up to Howard Street it is possible to decrease the required mileage of new construction by approximately 2½ miles without sacrificing a great deal in the service which it will provide. The expressway to the Portage area is also less expensive because it calls for 5-6 miles less new construction; and its route is such that not much disruption of heavily developed land is required. The use of Oakland Drive for a portion of it also contributes to the economy of this route. Alternative No. 3 (Map No.12) Location - Plan No. 3 is based on a business loop with the east leg of it formed by the same route as described in Plan No. 1 for serving the Portage area. The only variation in the Portage route is that the route would stay east of the NYCRR until it crossed it about 3/4 mile above Schoolcraft and then connect to U.S. 131 just north of Schoolcraft. The south leg parallels Howard Street from the NYCRR to - 37 - �MAP 12 l!JAFU'l:V COUNTY l a ~ ~ ~ I '' '' I I I I I I I I I I wu Hl!lilll I I I / . ~- ,. ( ' ~ R ~ t· ! j ~ , ~ ! ~ - i ! g _J } ·) I . ,.,,, 7 ! I -rl- r--T a ~ ! ! i ' ' i KALAMAZOO COUNTY, MICHIGAN 1990 ALTERNATE TRANSPORTATION PLAN NO 3 :;::::.::i:.,..••....,·:....,""::.:.~ •••••..•.... , .:::......... ....,..... ............... ..._........._,.". ,....... ,,,.. ,., .,_...,. 0,, . . , ~ ....,.,. ,.._ _ .. ,n,...,._.,,,.,,• - KALAMAZOO METROPOLITAN - COUNTY 38 - PLANNING i I COMMISSION i ' I , I I I I I I I �• • ■ B. L. 94 and turns north along an alignment which is approximately the same as that of Campbell Avenue to form the west leg of the loop. The north leg alignment follows a line north of Patterson Stree t and parallel to it. S.R. 43, East Main Street, King Highway and B.L. 94 on the east side will all require improved alignment in making connections with the east leg of the loop. Justification - The smaller loop presented in this plan would make travel from one side of the city to the other more attractive than using the existing through routes since a driver does not need to travel such an indirect route as with the larger loop. It must be observed, however, that this smaller loop results in no savings in mileage because of the need to reconstruct the routes leading to it on the east side. Plan No. 3 has 27 miles of construction--either new or improvements of existing roads--as compared with 27 miles in Plan No. 1 and 18 miles for Plan No. 2. This loop dies very little to encourage development of the less developed land bordering the city because it doesn't reach out far enough to decrease travel time between these areas and the CBD. Improvement of the connections to routes on the east side should be made whether the loop is constructed or not; and so these costs are not directly a result of this specific plan. This is also true of the last mile of construction on the expressway through Schoolcraft which is needed regardless of whether the entire expressway is built. Alternative No. 4 (Map No.13) Location - Plan No. 4 is composed basically of two north-south and two .east-west routes through Kalamazoo. One north-south route on the east side is the same as that proposed in Plan No. 1 to serve the Portage area except that in Plan No. 4 this route ends at the intersection of Westnedge Avenue and the NYCRR tracks north of Center St. The northsouth route on the west side is the existing route of Douglas Avenue from B.R. 131 and its extension southward to Oakland Drive. On the north side an east-west route follows the alignment of Parsons and Mable Streets from S.R. 43 at Riverview Drive to the intersection of Douglas Avenue and Alamo Avenue. The remaining east-west route on the south side runs from the intersection of King Highway and B.L. 94 to Stadium Drive along an alignment approximately the same as Walnut Street. Justification - This is the least costly of any of the plans presented since very little right-of-way must be acquired. The routes follow existing streets for the most part; and even if total reconstruction were involved, which is not the case, only 16 miles of streets and roads are involved. The practicality of total reconstruction is subject to question because of the cost of additional right-of-way and the degree of disruption which this would entail. The plan has merit - 39 - �MAP 13 15A"l'tV COUNTY ~~~i~f~i~f ~t, ~ !g•iRA ' '' ' ~ S K 3 I I I I I I I ./ ~ ' €) - . ' - -~ -- ' )t ._.____,, t . r ._, f a 1 -- i-~ I I I I l!;\~1( I KALAMAZOO COUNTY, MICHIGAN 1990 ALTERNATE TRANSPORTATION PLAN NO 4 I ........ .. ,1 ••• • ,.,. . . . ••• "•oulo•, .,.• .. ••••••• ••••••••O•••• .....................••••••h" ........... .. .. ....... n, ,, .......,.. ...., ............ .. .. , . . . 0DOOO H H OO Ol ... 0 '1 0 0 000 U, ooo oui.,,..-, o,,,,.. ~ KALAMAZOO METROPOLITAN - 40 COUNTY PLANNING COMMISSION I I �• • • • • ,. • • • • • • • • in its ability to provide at least a stop-gap type of solution to many of the existing transportation problems for a minimum expenditure. With partial access control these improvements will serve as continuous routes through the city by connecting the arterials into the city; and also serve the CBD by permitting access to it from the major downtown streets. This plan is far from an ultimate solution to the transportation problem; but it is certainly worth considering as an early step toward relieving some of the present congestion and will continue to be a valuable supplement to any more sophisticated transportation network which might be implemented in the more distant future. PLANS OF OTHER GOVERNMENTAL AGENCIES In order to avoid duplication of efforts, as well as possible conflicts, in analyzing the needs of the system and proposing future transportation plans, it is necessary to determine what information is available and what plans have been formulated by the various governmental agencies involved in the area. This would possibly involve the programs of adjacent counties and the State agencies as well as those within Kalamazoo County. Meetings have been held with representatives of all concerned agencies and their comments solicited in regard to any proposals under consideration. The result of these meetings has been a coordinated effort toward the arrival at solutions to many problems which now exist in the area. DESCRIPTION OF THE FINAL TRANSPORTATION PLAN Urban In selecting the most desirable of the alternative transportation plans, portions of the four urban plans which have already been described were selected and combined with some routes not previously considered to form what is felt to be an optimum total transportation system for Kalamazoo County. Graphic representations of the following description of that system is found in the 1990 Interim Vehicular Circulation Concept (Map 14) . In the legend for this map the term "proposed corridor" refers to sections of new construction. These are approximate locations only and will most certainly deviate from the route indicated at some locations when more detailed information becomes available from preliminary route location surveys. It should be noted also that for reference purposes, each section of new construction has been arbitrarily assigned a "section number" which in no way pertains to the order of proposed construction. The heart of the system, as with the other systems considered, is a loop of expressways encircling the central portion of Kalamazoo and an expressway connecting Kalamazoo with the Portage Area. The proposed loop is described as follows: Beginning at the intersection of B.R. 131 and Westnedge Avenue and continuing in an easterly direction along the north side of Riverside Cemetery to its east boundary; thence southerly along the east boundary of Riverside Cemetery and southwesterly along the general line of the NYCRR tracks to the intersection with Reed Street; thence west along a line south of and parallel to Reed Street as far as Stadium Drive; thence making a curve from west - 41 - �to north and continuing in a northerly direction along Nichols Street and Nichols Street extended to the south; thence making a curve from a northerly to an easterly bearing beginning at the intersection of Nichols Street and Ravine Road and following a line south of and parallel to "G" Avenue as far as the Penn R.R.; thence southerly along the Penn RR to B.R. 131 extended to the east which is approximately 1/2 mile east of the point of beginning of this description. The east leg of the loop described above extends to the north about 2 miles north of "G" Avenue and runs south along the NYCRR from Howard Street to "P" Avenue and then turns southeast toward the point where Long Lake Drive passes between Long Lake and Austin Lake. It then follows Long Lake Drive to a point about 1 mile north of the GTWRR and curves around the east and south corporate limits of Vicksburg and terminates at 24th Street south of the Penn RR crossing. The north leg of the loop continues to the east along "G" Avenue from the Penn RR to the intersection of 25th Street and "G" Avenue. There are several factors which have an influence on the selection of this ultimate transportation network; and in most cases a location chosen on the basis of any single factor will be in direct opposition to at least one of the other factors which needs to be considered. The optimum solution to the problem of selecting a location for a proposed segment of road or street, therefore, must be a compromise of the criteria used in making such a determination. Above all other. considerations, a route must be capable of carrying traffic between the points which are indicated to be the desired origin or destination of a significant volume of vehicles. The route should achieve this purpose in a safe, efficient and economical manner and with a minimum disruption of the already established land use in order to preserve the status quo of the social and economic conditions of the area involved. While striving not to disturb the existing conditions, the route must be one which will serve the future demands created by population growth and the expansion of developed land. The selection of the route for a loop around the city was governed by first determining what distinct limitations were placed on the choice of a route by the existing land use in the city. Foremost among such items were the location of Riverside Cemetery, Kalamazoo State Hospital, Western Michigan University and the railroads. These were considered to be areas to be avoided if at all possible; and in doing so, much of the loop falls into a fairly evident location. By looking at the information from Origin & Destination studies, traffic volume data and the existing transportation system, the selection becomes even more limited. For a business loop to fulfill its purpose it should be far enough from the CBD to collect traffic from the routes leading to the CBD before they become congested and distribute the traffic to its various destinations. It must, on the other hand, not be so distant from the CBD that its use is discouraged because a driver can reach his destination more efficiently by continuing to use the existing routes. In general, a driver must travel - 42 - I I I I I I I I I I I I �• • • • ,, farther when using the loop; but the distance travel is offset by the fact that he is able to reach his destination in less time and with more driving comfort than was possible under the previous conditions. When this is not the case, the loop has failed to serve its intended purpose. The east leg of the loop is located so as to by-pass Riverside Cemetery, clear the NCYRR wye and then follow the railroad south to "P" Avenue. Land along the railroad right-of-way provides lower cost right-of-way due to its undesirability for residential developme~t. Connections to arterials on this side are made before these routes merge and become completely congested. The south leg avoids the State Hospital and Western Michigan University and then turns north by-passing W.M.U. on its west side yet provides an urgently needed access to the university. The loop continues northward to Barney Road where it begins a curve to the east with the curve becoming an easterly tangent a little west of the intersection of Douglas Avenue and "G" Avenue. Development of the land in this northwest corner of the belt should become more attractive with the access provided to it. The north leg passing through Parchment and ending at 25th Street will do the same for this area as well as serving the areas which are already being used. Completing the loop is the southern segment of a new route along the Penn RR from B.R. 131 extended to the east and running north to a point about l¼ miles south of "D" Avenue. From the south end of this route an extension of U.S. 131 runs along the north side of Riverside Cemetery and connects with the east leg of . the loop. The loop as proposed achieves several goals and does so in an economical manner. It connects all major routes through the city making quick access possible to any part of the city. It permits through traffic to by-pass the city; and it will serve to create future development of land which is not presently attractive for development. The location of the loop encompasses the area of the highest traffic volumes with a few exceptions. Connections to the loop and provision for travel within the area bounded by the loop are the function of sections 21, 23, 24, 25 and 26. Sections 14 and 15, in conjunction with section 12, serve the Portage area and Vicksburg with a high speed limited access route having six lanes on section 14 and two lanes on section 15. Traffic volumes are sufficient to justify the six-lane section if only the present traffic is considered. Rural Most of the proposed new rural highways in the county are relatively short segments which serve one of two purposes -- improved alignment of existing roads or completion of gaps in existing roads, thereby forming continuous routes across the county. In addition to these purposes which are the predominant ones, some sections of the proposed routes provide a by-pass of urban areas for faster and safer travel or serve as connectors between the county and state routes and the urban areas. - 43 - �The alignment of Sixth and Eighth Streets has been improved and a continuous north-south route formed on the west side of the county. Twelfth Street is made continuous along the west edge of Kalamazoo. Long Lake Drive and Twenty-fourth Street will join into a continuous north-south facility alon~ the east side of Kalamazoo. A continuous north-south route is possible with improved alignment by the new segments connecting Thirty-second, Thirty-fourth and Thirty-sixth Streets through the eastern portion of the county. East-west trans-county facilities are provided by the following roads when connected with the appropriate proposed segments: "D" Avenue and S.R. 89 cross the northern portion of the county; "H" and "G" Avenues on the north side of the city; S.R. 96 and S.R. 43 pass through the center of the city. "MN" and "N" Avenues serve the east half of the county on the south edge of Kalamazoo. "Q" Avenue and Centre Avenue serve central Portage, and "W" Avenue crosses southern Kalamazoo County without any new construction involved. State Roads 43 and 96 are rerouted to by-pass the central portion of Richland; and in the same manner U.S. 131 and Long Lake Drive bypass Schoolcraft and Vicksburg, respectively. Part of 'the route proposed to by-pass Kalamazoo and Parchment on the north-east side is already under construction and will form a completed facility when joined with the subsequently proposed section at its north end. 'I'he grid system resulting from the previously described roads is su.ch that the maximum distance between parallel trans-county roads is six miles. This means that no point in the county is more than three miles from a through route in any direction; and in the majority of cases the distance is only half of this. I I I I I I I I I I I A summary of the proposed sections for new construction is presented in the following table. As previously stated, the corresponding section numbers have .been arbitrarily assigned and in no way pertain to the order of proposed construction. COST ESTIMATES An estimate was made on the cost of right-of-way and construction for each section of road or street proposed in the "1990 Interim Vehicular Circulation Concept" (Map 14); and is shown in Table 6 along with the proposed surface, right-of-way width, length and functional classification. Construction costs are based on current average prices for highway construction and will undoubtedly be subject to subsequent inflation. Cost of right-of-way is much less predictable without extensive investigation of the individual parcels to be acquired. It is stressed that the estimated costs of right-of-way are strictly approximations and should not be accepted as anything more than this. Average values were used for urban right-of-way having three varying degrees of development and one value for average rural right-of-way as indicated on page 52. Land use maps were used to provide additional - 44 - I �• • • - • • • • • • • • • • information in regard to location of houses, industry, commercial uses, etc.; and adjustments made in the usage of average costs where this appeared equitable. A total cost for construction and right-of-way for the thirty-nine . sec~ions was estimated to be $33,324,000 and $15,650,000, respectively. This gives a total cost of $48,974,000 and includes eleven in~erchanges • - 45 - �9,_A,.V COUN TV r. ~ i & A t: ~ E E l 1l ~ ~ ' = E i ~ Ii ~ I ~ E ~ MAP 14 i i I I I I I : .i •• I I I 'i ~§ -0 ~ UY r t I T ojj -..L--- . .. 1 ,l-., ..- , e P_,__.. I I I I I I I ~ ~ ! ! r r !! KALAMA ZOO COUNTY, MICHIGAN ·••* - * ~ STATEWIDE AND REGIONAL A.RTElt\AL LOCAL ARTERIAL -•- * -* 1990 PRINCIPAL COLLECTOR SECOND,\IIY COLLECTOR - INTERlM PROPOSED CORRIDOR VEHICULAR EXISTING INTER.CHANGE PROPOSED INTERCHANGE EXISTING OVERPASS CIRCULATION ............... ,,.... ............ .. ,..... ............ .,.,.... ...... ,_ .. ...... . . . ........... . ...... . _ ........ ,........ .. .,...... ..... . ........... . .. _ CONCEPT PROPOSED OVERPASS SECTION LIMITS SECTION NUMBER * . . . . . . ... ,. . . .. . . . .... . . . W• h • CLASSIF1CAllON CONSISTENr WITH , MICHIGAN HIGHWAY NEEDS STUDY ~ KALAMAZOO METROPOLITAN -46- COUNTY PLANNING COMMISSION �I I • • - I • • • • • • TABLE 3 PROPOSED SECTIONS FOR CONSTRUCTION SECTION NO . NAME PURPOSE 1 6th St. from "H" Avenue to "KL" Provides a continuous N-S route on the west side of the county by connecting existing sections of the road. 2 8th St. from I-94 to approx.l mi. s. of I-94 Giving improved alignment of 8th St. by removal of 2 right-angle bends in existing alignment. 3 Romence Road at U.S. 131 E. and W. sides of U.S. 131. 4 17th St.from Milham Road to Shaver Ave. To serve local N-S traffic in Portage area. 5 "U" Ave. from 22nd St. to 23rd Street Better alignment by removal of two rt.angle bends in existing road. 6 36th St. from S.Co. Line to "Y" Avenue To provide a continuous N-S route on the E. side of Co. which will connect this area with arterials and state routes. 7 36th St. from rt. angle jog to E. at S.end to "XY" Ave. Removal of two rt.angle jogs in existing alignment and same as Section 6. 8 42nd St.from "P" Ave.to "Q" Avenue Removal of rt.angle jogs to provide improved alighment and form a continuous N-S route in the S.E. portion of the county. 9 "D" Ave.from 24th Street to 27th St. To provide a continuous E-W route across the N.side of the county and also to give this portion of Kalamazoo County access to U.S.131 and to Richland as well as to N-S primary collectors leading to Kal . 10 Colony Farm Rd.from Parkview Ave.to S . of U.S. 131. Providing a continuous N-S route on the far W.side of the City of Kalamazoo. - To permit through travel between 47 - �TABLE 3 CONTINUED SECTION NO. PURPOSE NAME 11 One-way interchange at B.R.131 and U.S. 131 Change one-way interchg. to twoway interchg.in order to permit traffic leaving Kalamazoo on B.R.131 to travel S. as well as N . on U . S . 13 1 . 12 "Portage Expy." from B.R.131 to Edgemoor Avenue To serve as a by-pass of the CBD and to form the northern portion of an expy.between Kalamazoo and Portage. 13 Portage Rd. from Lake St.to Whites Rd. To improve Portage Rd.in order to permit the heavy traffic flow from Lovers Lane and Portage Rd. to operate efficiently. 14 "Portage Expy." from Edgemoor Ave.to Centre Avenue To provide a transportation route which will serve the heavy demands for travel between Portage and Kalamazoo. 15 "Portage Expy." from Centre Ave.to "X" Ave. Connecting the south-central portion of the county with the "Portage Expy." and also for. travel between Portage and Vicksburg. 16 "P" Ave.from Westnedge Ave.to Sprinkle Road To provide a continuous E-W route from Colony Farm Rd.thru Portage 17 "S.W.Bus.Loop"from Portage Expy.to Ravine Rd To serve as a by-pass on the south and west side and also to improve access to West.Mich.University. 18 "N.S.Bus.Loop"from Ravine Rd.to 25th St. To serve as a by-pass on the north side and to connect the Parchment area with state routes and routes into Kalamazoo. 19 Sprinkle Rd.Extension from Lester Rd. to "G" Avenue (already constructed) Serves as a portion of a by-pass around the N.E. side and also completes a gap which gives a continuous N-S route thru the county on the near east side. 20 "Northern Expy. "from 25th St.to U.S.131 To provide a high-speed fully controlled access route around the north and east side which will connect with U.S. 131. - 48 - I I I I I I I I I - • �I TABLE 3 CONTINUED SECTION NO. NAME - - - - - - - - - - - - - - - - - - - - - - - - - - - -PURPOSE -----------21 N-S Expy.E.of Westnedge To serve as a continuation of the Ave.from "G" Av. to N.W. "Portage Expy. "in order to connect Business Loop it with the "Northern Expy." 22 -II one-way Interchg.at I-94 and B.L.94 on the east side Change existing one-way interchg. to two-way in order to make travel possible from B.L.94 outbound to I-94 westbound. 23 "King Hwy.Ext."from "Portage Expy."to Stadium Drive II To serve as an E-W route across the southern oortion of the CBD forming a continuous route in conjunction with King Hwy.and Stadium Drive. 24 "S.R.43 Ext."from River- To serve as an E-W route across view Dr.to Douglas Av. the northern portion of the CBD forming a continuous route by connecting S.R.43 w/Douglas Ave. 25 "Douglas Ave.Ext." from Alamo Avenue to Oakland Drive 26 Ravine Rd. from Nichols St.to intersection of Douglas Avenue and Patterson Street I I r •I ,, To provide a continuous N-S route on the west side of the CBD by connecting Oakland Dr. and Douglas Avenue Same as Section 24 27 "H" Avenue from U.S. 131 to Nichols St. Same as Section 24 & Section 26 28 "King Hwy.Ext." from "Portage Expy." to B.L. 94 Same as Section 23 29 Drake Road from "KL" Ave.to W.Mich.Ave. Same as Section 10 30 U.S.131 by-pass of Schoolcraft from Little Sugar Loaf Lake to S. County Line. By-pass Schoolcraft for purposes of safety and travel convenience. 31 Relocated S.R.89 from Richland to the NYCRR Provide improved alignment of S.R.89 and also permits by-passing the center of Richland for reasons of safety and convenience. - 49 - �TABLE 3 CONTINUED SECTION NO. PURPOSE NAME 32 Relocated S.R.43 from the N.corp.limits of Richland to its S. corp.limits By-pass center of Richland for reasons of safety and convenience 33 Connector between 32nd & 34th Sts.from "J" to "K" Avenue To provide a continuous N-S route thru the center of the eastern 1/2 of the County. 34 Realignment of 34th St.by connecting 34th and "N" Ave.to 34th and "MN" Ave. Eliminates two rt.angle turns and serves same purpose as Sec.33. 35 37th St.Connector to I-94 Provides improved alignment of existing connection between I-94 and Augusta Drive 36 Connector from 34th St. and "Q" Ave. to 36th St. and "R" Av. To form a continuous E-W route by connecting "Q" and "R" Aves. and a continuous N-S route by connecting 34th and 36th Streets. 37 S.R.37 from "C" Ave. at E.Co.line to 46th St. at N.Co.line New location of S.R. 37 38 "Q" Ave.from 32nd St. to Long Lake Dr. To provide a continuous E-W route across the south-central portion of the county. 39 42nd St.between "S" and "ST" Avenue Provide improved alignment information in regard to location of houses, industry, commercial uses, etc.; and adjustments made in the usage of average costs where this appeared equitable. A total cost for construction and right-of-way for the thirty-nine sections was estimated to be $33,324,000 and $15,650,000, respectively. This gives a total cost of $48,974,000 and includes eleven interchanges. - 50 - · I I I I �'l'ABLE 4 CONSTRUCTION COSTS No. of 12' Lanes * Cost per Mile Cost per Mile of Bit.Pav't.* of Con.Pav't.* 2 $105,600 $211,200 3 $158,400 $316,800 4 $211,200 $422,400 5 $264,000 $528,000 6 $316,800 $633,600 Based on $7.50/sq.yd. for bituminous pavement and $15.00/sq.yd. for concrete pavement. 7040 sq.yds.per 1 mile 12' pavement. Diamond Interchange: $800,000 (incl.bridge) Grade Separation: (24' County Road over Interstate) $200,000 $150,000 $350,000 Bridge Approaches TABLE 5 RIGHT-OF-WAY COSTS R/W Width I I I I I I - Acres/Mile of Road Basic Values Used for R/W Cost 66' 7.999 Acre 86' 10.424 Acre Rural $1,000/Ac 100' 12.121 Acre Urban (low developed or along RR) $2,000/Ac 120' 14.545 Acre 150' 18.182 Acre 320' 38.788 Acre Urban (intermediate development) $10,000/Ac Urban (highly developed CBD)$30,000/AC Diamond Interchange (avg. R/W) 45-50 Acres - 51 - �TABLE 6 COST ESTIMATES FOR PROPOSED SECTIONS SEC. FUNCTIONAL LENGTH (MILE) CLASS. NO. 1. 2. Sec. Coll. Sec. Coll. 2 2/3 R/W COST R/W 100' 100 1 I 3 Sec.Coll. 1/2 120' 4 Sec.Coll. 2 5/6 66' 5 6 7 8 9 Sec. Coll. Sec.Coll. Sec.Coll. Sec. Coll. Sec.Coll. 2/3 5/6 2/3 1 2/3 1 1/2 SURFACE ( $) 66' 66' 66' 66' 66' CONSTR. TOTAL ( $) ( $) I I I ,ooo I 122,000 2-Lane Bit. 282,000 404 12,000 2-Lane Bit. 106,000 118,000 1 60,000 Bit. 350,000 410,000 ~ 90,000 2-Lane Bit. 299,000 389,000 5,000 2-Lane Bit. 70,000 75,000 7,000 2-Lane Bit. 88,000 95,000 ~ 5,000 2-Lane Bit. 70,000 75,000 '1 13,000 2-Lane Bit. 176,000 ~89 ,ooo I 12,000 2-Lane Bit. 158,000 170,000 1 I I • 10 Sec.Coll. 1 66' 11 I N T E R C H A N G E 12 Loe. Art. 3 1/3 120' 13 Loe.Art. 1 1/2 120' 6 14 Loe.Art. 15 Prin.Coll. 7 1/6 * 60,000* 120' 100 354,000 2-Lane Bit. I 4,275,000*6-Lane 5,039,000 Con. 229,000 4-Lane Con. 3,600,000*6-Lane 3,902,000 Con. 147,000 2-Lane Con. Figures represent interchange costs. - 52 - 106,000 500,000* 560,000j 3,200,000* 5,418,000 10,457,000 634,000 863,000 2,400,000* 5,779,000 9,681,000 1,514,000 1,661,000 • �• -~ -I I I I I I I I I TABLE 6 Continued SEC. FUNCTIONAL LENGTH (MILE) CLASS. NO. 16 17 18 19 Sec. Coll. Loe.Art. Loe.Art. Loe.Art. 2 1/2 5 6 3 R/W COST R/W 120' 120' 120' 120' 20 Loe.Art. 7 1/3 120 21 Loe.Art. 3 120' 22 I N T E R C H A N G E 23 Loe.Art. 24 25 26 27 Loe.Art. Loe.Art. Loe.Art. Loe.Art. 1 1/3 2 2 1 5/6 1 5/6 I 100' 66' I 86' 28 Loe.Art. 1 86 29 Sec. Coll. 1/3 66' 30 31 * Stwd.Art. Loe.Art. 6 3 2/3 103,000 1,455,000 467,000 134,000 I 320' 120' 323,000 485,000 97,000 30,000 9,000 233,000 53,000 Figures represent interchange costs. - 53 - ( $) 367,000 4-Lane Con. 2,112,000 3,567,000 4-Lane Con. 2,534,000 3,001,000 2-Lane Con. 634,000 768,000 4-Lane Con. 2,800,000* 2,349,000 2,741,000 1,267,000 53,000* 1,354,000 103,000* 4-Lane Con. 563,000 886,000 4-Lane Con. 845,000 1,330,000 2-Lane Con. 422,000 519,000 2-Lane Con. 282,000 312,000 2-Lane Con. 387,000 396,000 1,350,000* 4-Lane 1,442,000 Con. 3,000 TOTAL ( $) 264,000 225,000* 2-·Lane 392,000 Con. 87,000 CONSTR. 2-Lane Bit. 50,000* 100' 66 SURFACE ($) 800 ,000* 1,011,000 2,453,000 2-Lane Bit. 35,000 38,000 4-Lane Con. 2,535,000 2,768,000 2-Lane Con. 704,000 757,000 �TABLE 6 SEC. FUNCTIONAL LENGTH (MILE) CLASS NO. R/W 32 120' 33 34 35 Sec. Coll. Sec. Coll. Sec. Coll. 2/3 1 1/6 2/3 1 2/3 Prin.Coll. 1 1/3 36 Stwd.Art. 37 38 39 Loe.Art. 1 5/6 Prin.Coll. 4 5/6 Sec. Coll. T O T A L S 5/6 R/W COST ($) 19,000 66' 9,000 66' 5,000 66' 13,000 100' 16,000 320' 71,000 100' 90,000 66' - Continued 7,000 $15,650,000 SURFACE CONSTR. ($) TOTAL ( $) ~ ~ 4-Lane Con. 282,000 301,000 2-Lane . Bit. 123,000 132,000 2-Lane Bit. 70,000 75,000 2-Lane Bit. ~ 176,000 189,000 2-Lane Bit. 141,000 157,000 4-Lane Con. 387,000 458,000 2-Lane Bit. 510,000 600,000 I I I 2-Lane Bit. 88,000 95,000 ~ I 1 $33,374,000 $48,974,000 t ~ I• -I STAGING OF THE PROPOSED PLAN After establishing the final form of the most desirable transportation plan, it becomes necessary to determine at what stage of the twentyyear period of construction each segment should be completed. This program would, by necessity, be somewhat flexible; but it would serve as a general guide for the completion of the system. There are four factors to be considered in formulating a schedule of priorities for the different sections of the transportation network. Most important of these is the determination of which sections will relieve existing congestion and parallel the growth rates of the population and the projected land use patterns. Secondly is the rate at which funds will become available for construction purposes. In addition to these two factors, it is necessary to coordinate the proposed projects with others related to them and to ascertain whether there will be a sufficiPnt staff available within the involved agencies to implement the plan according to the schedule. - 54 - I I -I I I �-I -I I I I I I I I I With these factors in mind, a tentative schedule of construction has been arrived at for the next twenty years and is shown in Table 7. This does not specify which projects will be done each year, but places the various sections in categories accordinq to the priority which they should receive. There is no set order of priority within each category. The sections are merely listed in numerical order according to the numbering system assigned to map 14 . The categories indicate whether the section should be constructed early in the program, delayed until midway through it or given consideration only in the last stages of the twenty-year period. The governing factor in the staging of the plan is the degree to which existing circulation problems and those which will arise in the immediate future will be alleviated by construction of the section under consideration. This is not to say that the cost, manpower, etc. relative to the sections were not weighed; but these are subordinate to . the primary objective of developing an efficient transportation system. It is of no value to build a section for which the present need is low merely because it is compatible with the present budget, while a badly needed section is shelved until more money is available. If the development of land use patterns and population concentrations in the future fail to follow the lines which at present seem the most reasonable to expect, it will necessitate a reappraisal and subsequent revision of the staging as it is now presented. It is suggested that those projects ear-marked for the early stages of the program be implemented as soon as possible even if they impose a heavy burden from financial and administrative aspects. The con-' struction of sections 12 and 14 as proposed during the earliest years of the program creates the greatest financial strain on the funds available for the project. Their combined cost of $20 million accounts for more than forty percent of the total cost due to the presence of seven interchanges on these sections. For this reason it would appear desirable to delay this construction until the later stages. However, the immediate needs to be served by these two sections and their interconnection with other early projects precludes such an approach. High traffic volumes between Portage and Kalamazoo necessitate early implementation of section 14; while the key to relief of the east side congestion of the Kalamazoo CBD lies in the early construction of section 12. Other proposed sections within the CBD must necessarily follow construction of section 12 in that their intended purpose could not be served without it . The benefits to be realized from such early implementation will more than equal the expenditures which must be made. Even those sections scheduled for the intermediate period should be completed as early as possible since they tend in general to augment the early stages and cause them to provide their fullest benefits. It is with some reservation that the suggestion is made that those sections scheduled for the last stages of the plan might be postponed until a later time than now expected if it is found that they create an excessive drain on the available funds or manpower at that time. There is no intention to convey the impression that completion of these sections would be an extravagance. They are justifiable projects which should be developed as soon as possible, but their value is not comparable to that of the earlier projects and so they merit less attention than the more critical projects. - 55 - �TABLE 7 TENTATIVE CONSTRUCTION SCHEDULE FOR PROPOSED 1990 TRANSPORTATION SYSTEM Sec. No. 12 1970 Construction Cost Name "Portage Expy." from B.R. 131 to Edgemoor Avenue $10,457,000 "Portage Expy." from Edgemoor Ave.to Centre Avenue $ 9,681,000 "S.W.Bus.Loop" from "Portage Expy." to Ravine Rd. $ 3,567,000 "King Hwy.Ext." from "Portage Expy." to Stadium Dr. $ 886,000 "S.R.43 Ext." from Riverview Dr. to Douglas Avenue $ 1,330,000 "Douglas Ave.Ext." from Alamo Ave.to Oakland Dr. $ 519,000 "King Hwy.Ext." from "Portage Expy." to B .L. 94 $ 2,453,000 TOTAL CONSTRUCTION COST TO DATE $ 28,893,000 17th St. from Milham Road to Shaver Avenue $ 389,000 One-way interchange at B.R.131 and U.S. 131 $ 560,000 Portage Rd. from Lake St. to Whites Road $ 863,000 Sprinkle Rd.Ext. from Lester Rd. to "G" Avenue $ 768,000 One-way interchange at I-94 and B.L.94 on the east side $ 103,000 14 17 23 24 25 28 4 11 13 19 22 TOTAL CONSTRUCTION COST TO DATE - 56 - $ 31,576,000 Anticipated Date of Completion 1978 1980 �TABLE 7 CONTINUED Sec. No. 3 10 16 18 20 26 27 29 1970 Construction Cost Name Romence Road at U.S. 131 $ 410,000 Colony Farm Rd.from Parkview Ave.to S. of U.S. 131 $ 460,000 "P" Ave.from Westnedge Avenue to Long Lake Drive $ 367,000 "N.W.Bus.Loop" from Ravine Rd. to 25th Street $ 3,001,000 "Northern Expy." from 25th St. to U.S. 131 $ 2,741,000 Ravine Rd. from Nichols Street to intersection of Douglas Ave. and Patterson Street $ 312,000 "H" Ave. from U.S.131 to Nichols Street $ 396,000 Drake Rd. from "KL" Avenue to West Michigan Avenue $ 38,000 TOTAL CONSTRUCTION COST TO DATE 1 I I I I I I I I 2 5 15 21 $ 39,301,000 6th St. from "H" Ave. to "KL" Avenue $ 404,000 8th St. from I-94 to approximately 1 mile S. of I-94 $ 118,000 "Portage Expy." from Centre Avenue to "X" Avenue $ 1,661,000 N-S Expy. E. of Westnedge Avenue from "G" Avenue to N.W. Bus. Loop $ 1,354,000 Anticipated Date of Completion 19 83 "U" Ave. from 22nd Street to 23rd Street TOTAL CONSTRUCTION COST TO DATE - 57 - $ 42,913,000 19 85 �TABLE 7 CONTINUED Sec. No. 6 7 8 9 1970 Construction Cost Name 36th Street from S. Co. Line to "Y" Avenue $ 95,000 36th St. from rt.angle jog to E. at s. end to "XY" Ave. $ 75,000 42nd St. from "P" Avenue to "Q" Avenue $ 189,000 "D" Avenue from Nazareth Rd. to 27th Street $ 170,000 U.S. 131 by-pass of Schoolcraft from Little Sugar Loaf Lake to S. Co. Line $ 2,768,000 Reloc~ted S.R.89 from Richland to the NYCRR $ 757,000 Relocated S.R.43 from the N. corp. limits of Richland to its S. corp. limits $ 301,000 Connector between 32nd St. & 34th St. from "J" to "K" Avenue $ 132,000 Realignment of 34th St. by connecting 34th and "N" Ave. to 34th and "MN" Avenue $ 75,000 35 37th St. Connector to I-94 $ 189,000 36 Connector from 34th St. and "Q" Ave. to 36th Street and "R" Avenue $ 157,000 S.R.37 from "C" Avenue at E. Co. Line to 46th Street at N. Co. Line $ 458,000 "Q" Avenue from 32nd Street to Long Lake Drive $ 600,000 42nd St.between "S" and "ST" Avenue $ 95,000 30 31 32 33 . 34 37 38 39 TOTAL CONSTRUCTION COST TO DATE - 58 - $48,974,000 Anticipated Date of Completion I I I I I I I I I I I 1990 �I I I I I I I I I I I I I I I I I I I FINANCIAL PROGRAMMING OF THE TRANSPORTATION PROJECTS The total cost of constructing the thirty-nine sections of streets and roads as shown in Table 6 is estimated to be 47 million dollars. This estimate is made using present-day costs, and must be increased to allow for anticipated inflation over the twenty years during which the construction will be accomplished. A rate of three percent per year has been applied in making this adjustment, and the resulting cost becomes 64 million dollars. This is felt to be a realistic rate to assume when the trend in construction costs of the past ten years is examined. An average yearly cost would be 3.34 million dollars; but a more equitable approach would be to plan a yearly expenditure equal to onetwentieth of the present cost (or 2.45 million dollars) and an additional amount equal to the predicted inflation for that particular year. This means that the amount spent each year will be lowest in the early years of the program and increase to a maximum of 3.7 million dollars in 1990. It will be easier to budget the work with this schedule due to the fact that the amount of available revenues will be greater for each successive year. Federal funds will be available for portions of the proposed system which are classified as Federal Aid Primary (FAP) or Federal Aid Secondary (FAS) roads. Fifty percent of the cost of such projects could be financed by the Federal government. It is possible that several sections which do not qualify at the present time might be reclassified and therefore become eligible for Federal funds. Revenue from existing sources and also from other sources not presently in use has been estimated for the next twenty years. This information, obtained from the Kalamazoo County Planning Commission, is continued in pages 61 thru 64. METHODS OF IMPLEMENTATION Having chosen the most desirable transportation plan for Kalamazoo County, it becomes necessary to consider the methods of implementing the plan. Development by a private agency would not merit much consideration due to the fact that all of the sections of the proposed network form either arterials or collectors which, by definition, are primarily for mobility rather than access to land. A private developer would be interested in construction of streets or roads only if they provided access to land whose value would be enhanced when served by local access routes. There will definitely be projects of this type financed by private concerns, however, such undertakings are not the primary concern of this phase of the report. The most feasible method of constructing the new or improved segments of the network is through one or more governmental agencies whose duties will include programming the work, obtaining plans or doing the design themselves, awarding contracts, and inspection of the work. Such an agency would also coordinate the implementation of the projects between the diffe rent political subdivisions involved. - 59 - �I ANTICIPATED REVENUES Property Tax In order to obtain some idea of the increase in revenues collected by the property tax the following method was used: From 1958 to 1967 an increase in assessed valuation occurred in the amount of $72,656,445 or an average of $8,072,938. Assuming that the average increase of $8,072,938 per year would continue through the years 1975 and 1990, the following level of assessment was determined. For the year 1975, the assessed valuation would stand at $324,293,224 which would yield a revenue of $6,485,86-0 with a tax rate of 20 mills per thousand dollars which is the maximum property tax allowed presently under the Kalamazoo City Charter. For 1990, assessed valuation would stand at $445,387,294 yielding a revenue of $8,907,740 with a tax rate of 20 mills per thousand dollars. Income Tax In order to obtain some idea an assessment was made as to the leve~ of revenues that might be obtained should the City or County of Kalamazoo implement an income tax. Using data from Sales-Management Magazine, it was estimated that the average per capita income was $3,145 in 1968. Assuming a population of 110,750 in 1975, the total personal income for the city would be $348,308,750. An income tax of 1% (not taking into consideration deductions) would yield $3,483,087; a tax rate of 1.5% would yield $5,224,631 in revenue. In 1990, using the 1968 per capita income figure, the city's total personal income would be $487,475,000. A tax rate of 1% would yield $4,874,750 and a rate of 1.5% would yield $7,312,125 in revenues. Past Trends in General Fund Revenue The figures shown in the table represent the trends in General Fund revenues for the City of Kalamazoo for the years 1963 through 1967. Total General F1 1 nd revenue was analyzed and projected for 1975 and 1990, as well as two individual elements of the General Fund, including Property Tax, and share of state collected revenues. Two other sources of revenue were also assessed, Parking Fund and Water Department revenue. A per capita trend in expenditures was determined for the years mentioned above and projections were made for 1975 and 1990, using the per capita rates existing in 1967. - 60 - -I I I I I I I I I I �Ill Ill Ill Ill BONDING SITUATION CITY OF KALAMAZOO LEGAL DEBT MARGIN - DECEMBER 31, 1967 State equalized assessed value-December 31, 1967 • Limitation per Section 5.2074 of the Home Rule Act of the State of Michigan • • . • . LEGAL LIMITATION Bonded debt - Statement IV. •$ 308,772,209.00 . . ---------. 10% ....$ 30,877,220,90 • • • •$ 15,100,000.00 Less: Amount available in Bond and Interest Redemption Fund for the retirement of bonds . . . . . . . . . . . . . $ 30,313.53 Bonded debt not subject to limitations: Special Assessment Bonds . . . . . . . . . . . $ 2,840,000.00 Revenue Bonds... 745,000.00 3,585,000.00 3,615,313.53 TOTAL BONDED DEBT SUBJECT TO LIMITATION ........ 11,484,686.47 LEGAL DEBT MARGIN ...... $19,392,534.43 Assuming that the limitation on bonding remains at 10% of state equalized value and that state equalized assessed value is 18.8% higher than city unequalized assessed value, as it was in 1967, the following projections result: For 1975, the state equalized valuation would be $385,526,035 and the ceiling for bonded debt being 10% or $38,552,603. Figures for 1990 would be $529,120,105 in state equalized assessed valuation with a 10% bonded debt limit of $52,912,010. - 61 - �Projected State Income Tax Revenue on a Per-Capita Basis for the Years 1975 and 1990 In 1968, Kalamazoo County received $1,058,277 in revenues from the state income tax. Using the 1960 county population of 169,712 the 1968 per-capita return is $6.32. 1 Using the 1968 per-capita return of $6.32 and the estimated 1975 popu- ~ lation of 233,810, Kalamazoo County would receive total state income tax revenues of $1,477,679. Again using the 1968 per-capita return of $6.32 and the estimated 1990 population of 318,696, Kalamazoo County would receive total state income tax revenues of $2,014,159. , I .on -half of the yearl_y state income- "Gax....ravenue is reimbursed to the _founty government, the other one-half is distributed to the cities, villages and townships by population based on the 1960 Census. I I Estimated Revenue Obtained from the State Sales Tax for the Years 1975 and 1990 The twenty-four municipalities making up Kalamazoo County received .a total sales tax revenue of $1,850,311 in 1968, on a per-capita basis this figures out to be $11.05. Using the estimated 1975 population of 233,810 and the 1968 per-capita sales tax revenue of $11.05 the total county would receive a sales tax revenue of $2,583,600. Using the estimated 1990 population of 318,696 and the 1968 per-capita sales tax revenue of $11.05, the total county would receive a sales tax revenue of $3,521,591. The sales tax revenue is distributed to the differing municipalities on a per-capita basis with the county government receiving one-half of the total. - 62 - I I. I I �Estimated County Operating Levy That Could Be Collected for the Years 1975 and 1990 Using the 1968 equalized base the county would collect $784,880 for every mill assessed. During the years 1963-1969, Kalamazoo County's average equalized value increased by $31,653,921 per year. Assuming this rate of increa.se will continue, Kalamazoo County will record an equalized valuation of $1,027,523,990 in 1975 and an equalized valuation of $1,705,050,425 in 1990. The county operating levy is based on a rate of ~ 85 mills ] Multiplying the estimated equalized value for 1975 and 1990 by 4.85 mills, Kalamazoo County would receive revenues of $4,983,491 for 1975 and $8,269,494 for 1990. Estimated Revenue Obtained from a 1% County Income Tax for the Years 1975 and 1990. Based on data obtained from Sales-Management Magazine, the estimated 1968 per-capita income was $3,145. Using the 1968 per-capita income and an estimated 1975 population of 233,810, total personal income for the county would be $735,332,450. An income tax of 1% would produce a revenue of $7,353,325. Using the 1968 per-capita income and an estimated 1990 population of 318,696 total personal income for the county would be $1,002,298,920. An income tax of 1% would produce a revenue of $10,022,989. - 63 - �TABLE 8 REVENUES - 1964 CJ) ~ G) ::i:,, [:rj t"i G) CJ) ~ 1-3 ::i:,, X O"I .i::,. H [:rj 1-3 ::i:,, ::i:,, CJ) g; t:l t"i O 1-3 [:rj '1j < [:rj ~ ~ 0 ~ t"i < HO CJ) [:rj 1-3 ::I1 CJ) H ::i:,, t"i HH z CJ) [:rj '1j [:rj '1j G) t"i O 0 i:rj ~ '1:lO i:rj C ~~ 1-3 ~ Galesburg Kalamazoo Parchment. Portage ::.:, ~ 1-:tj [:rj ::i:,, [:rj ~ O~t:l zc z t"i 1-3 0 0 0 ;.O 1-3 H ~ H 0 ::i:,, to Z t"i C G) CJ) z 1-3 . X MUNICIPALITY Alamo Bradv Charleston Climax Comstock Cooper Kalamazoo Oshtemo Pavilion Prairie Ronde Richland Ross Schoolcraft Texas Wakeshma ::U 1-3 0 0 0000 ~ [:rj [:rj ~~~ 1-3 < t"i (/) [:rj z 1-3 ::I1 CH H 0 [:rj G) z ::I1 I -:i_ic;n 3,501 68,162 772 446 98 58.327 8,514 227.677 265 544 7,201 7.848 17,505 7.755 4,209 1,824 910 4,827 291,479 Auausta Climax Richland Schoolcraft Vicksburg COUNTY 88,884 2,808,194 ~ ~___..- .- -- .. ... -- --- - �~~~ ,.• ··■1 • ·• .. .) ·•i~-·111~- TABLE 9 REVENUES CJ) :i::i t"1 trj CJ) f-3 :i::i :x: O"\ Ul :8 G"l t"1 0 f-3 < trj 0 ~ ~~ i--::: CJ) trj ttj t:!j HO trj H f-3 ::r:: CJ) z ttj trj :i::i H CJ) G) f-3 tJ :i::i :x: MUNICIPALITY Alamo Bradv Charleston Climax Comstock Cooper Kalamazoo Oshtemo Pavilion Prairie Ronde Richland Ross Schoolcraft Texas Wakeshma Galesburg Kalamazoo Parchment Portage Auousta Climax Richland Schoolcraft Vicksburg COUNTY t"1 1965 trj ttj ~ HH CJ) < :i::i t"1 t-1 o n0 trj ttj trj < i--::: C: ~ ~ f-3 i--::: H z G"l G"l :,:; f-3 n n :,::J :8 ITj 0000 :i::i z ~ tJ t"1 f-3 0 ::0 f-3 n :-i:,, trj i--::: tJ H :;d ~ () :i::i f-3 n n H tJ:j zul t"1 C: f-3 f-3 H ".) . :,::J i--::: z trj t:i trj ttj trj CJ) < t"1 trj z ::r:: C: H trj G"l ::r:: I 3,600 8,000 3.489 2R4 3,476 13.693 59.641 6,281 224.130 810 199 7,399 12.378 7.998 572 915 741 4.003 58 078 39,765 10,236 893 776 14,401 789,801 19 666 204,272 ?q_f;c:;q 10 088 7,568 5,180 15.154 23,921 1,675,086 3,025,528 306,449 �TABLE 10 REVENUES ~G'l t:x:l ;:i::,, (/) ~ H Ul G'l t:x:l ::r: (/) ~ a-, O"I MUNICIPALITY Alamo Bradv Charleston Climax Comstock Cooper Kalamazoo Oshtemo Pavilion Prairie Ronde Richland Ross Schoolcraft Texas Wakeshma Galesburg Kalamazoo Parchment Portage Auqusta Climax Richland Schoolcraft Vicksburg COUNTY ;:i::,, 8Z t:l f-3 f-3 ;:i::,, :>< . 18,231 18,298 15,953 10,326 83,278 56,980 189.620 34_777 24. 6 40 t-◄ t:x:l <: i--:: 0 f-3 rrj 0 17:1 :8 ::a z ;:i::,, (/) f-3 ::r: z 1-rj HH t-◄ t:x:l <: 1966 on lf) t-◄ 1-rj t:x:l 1-"d 0 <: t:x:l i--:: ~ ~ f-3 i--:: 9 trj HO trj H (/) ;:i::,, H t1 z G'l G'l :::Of-300 0000 ;:i::,, z § t:l t1 f-3 0 ::a f-3 ()()Hi-<: 0 ;:i::,, t,d t1 C: z ~ ~ h:j ;:i::,, t:x:l n i--:: o trj t:x:l H :::0 ~ 1-rj trj f-3 ~ t1 (/) z ::r: (/) :-3 f-3 H C: H 0 ::r: .::a z t:x:l G'l I 3,501 3 005 224 14,858 70,748 6,208 341. 762 1-851 199 2,502 9,007 14,861 8,075 572 925 200 870 4,000 67.826 6,010 19,743 29,131 17,006 22,585 10,718 13,494 767.591 18.346 193,132 15,091 812,097 20,604 214,682 9.302 5,618 4,890 11,532 21,284 11,615 7,932 5,428 15,917 25,020 1,602,484 1,775,842 .... ... .... _... _ 1,705 25,876 26,353 3,151,569 45,534 _ J _,... __________ _ �~ ~~-- 11 11 • ; • ; - -~- TABLE 11 REVENUES - 1967 ~ ~ G) trj ~ C/) t"i H C/) trj G) C/) ~~ t-3 ~ X °' --.J MUNICIPALITY Alamo Bradv Charleston Climax Comstock Cooper Kalamazoo Oshtemo Pavilion Prairie Ronde Richland Ross Schoolcraft Texas Wakeshma Galesburg Kalamazoo Parchment Portage Auqusta Climax Richland Schoolcraft Vicksburg COUNTY t:J t-3 ~ t1 t"i O t-3 ti::Pd 0 ~;! HO trj H HH t"i t-3 ::r.: z G) 1-cJ C/) ~ H z G) !J. c; fi 76 4Sfi 10 R71 9 186 3,121 12 136 17 845 16,959 2,563 15,373 825.564 20.969 231,361 9.584 5,788 5.038 11.RRl 21. 9 29 11. 818 8,077 5,522 16.377 25,464 ~~ t"i 0 ::a t-3 0 0 H t-< 0 ~ tp t"i c:: C/) t-3 H t-3 ::a 0 z t-rj t-< t:J trj ~ trj 0 trj C/) trj zC:: z I 5 744 3.750 572 1.565 17,159 5.005 823 23,975 1,850,324 3,341,415 5,281 H ::r:: ?.7?F. 4.098 ::r:: trj G) ? non 1.100 158 1'1 nfiq R7.108 7.083 1fiS.79fi trj ~ 1-cJ :::0 trj t-3 <: t"i H J ,lHl l!J.7 !J. 13,903 790.851 18-902 198,985 ~ ::a~ 4,792 7,775 6,192 20.341 30.014 17,521 23.270 11,043 :::Ot-300 0000 . 4,79~ 18,783 18,852 Hi .41fi 10 .fiiq BS.802 58.706 195.366 v; .R11 25.iqn t"i O 0 trj 1-cJ 0 <: trj ~ t-< ~ t-3 t-3 t-< C/) trj l-tj trj <: �TABLE 12 REVENUES - 1968 (/) >' t"1 M (/) 1-3 ~ °'en MUNICIPALITY Alamo Bradv Charleston Climax Comstock Cooper Kalamazoo Oshtemo Pavilion Prairie Ronde Richland Ross Schoolcraft Texas Wakeshma Galesburo Kalamazoo Parchment Portage Auausta Climax Richland Schoolcraft Vicksburg COUNTY :s M H G'l G'l ::i:, (J) ~~ 1-3 t1 ~ 21.0S0 21.128 1 R 4?0 11.923 96,157 65,792 218,945 40,156 28,454 t-1 0 1-3 M '"Cl 0 <:M~ K! ~ (/) 1-3 ::r: HH z G'l t-1 (/) M '"Cl <: crl HO M H (/) ::i:, t"1 'rj t-1 0 0 M :u 0 ~MC ~~ H z 1-3 K! G'l !:a 1-3 0 0 4,293 41. 89 4 82,193 12 656 9,116 2,955 12.907 18,044 17,220 17,478 975,855 23,761 278,242 10,741 6,486 5,647 13,315 24,575 13.312 9,075 6,258 18,129 29,458 2,037,104 ~ ~ 99 113.471 7,494 340,257 11.920 4,518 (J) ::i:, z 1-3 X o::i:, 0 1-3 ~t:rj (/) z ::r: CH M G'l ::r: I 6.020 6,042 c:; . ? f; R 3.410 27.498 18,815 62.612 11,483 8.137 7.895 S7? 1,585 6,726 5,126 1-3 H t"1 7,535 ? q7? 4.971 1. 831 10,916 1,984 6.519 9.619 5,615 7.458 3,539 17 681 7,494 1,365 2,327 15,581 886,298 21,183 223,000 ~~~ . 4.701 7,416 6,939 22,796 33,636 19,636 26.078 12,376 ~1-xj ~ ::i:, M K! t1 M 0 0000 ::i:, z@ t1 t"1 1-3 0 !:a 1-3 0 0 H K! 0 ::i:, t::d Z t"1 C Cfl 1-3 H 1-3 0 ~ z 4,456 253 457 6.068 63.772 20,903 3 072 1.855 1,614 3,808 7,028 3,658,135 118,676 :-. ...... ~ :-. 529,138 ,__ �;·• , l I ~ TABLE 13 CITY OF ~(ALAMAZOO GENERAL FUND-ACTUAL REVENUES ~ 1-3 0 1-3 !)::,o ~ 0 CJ) CJ) 0 1-3 ::r: ~ ~ :i,, !)::,o 1-3 z !)::,o ~ 1-3 ~ [Ij tx:l co X [Ij tx:l 1-3 CJ) tx:l t1 CJ) - "CJ HOl-3!)::,o Z "CJ O ~ 0 0 [Ij 1-3 ~zGJ oz hj ~ H 0 hj 1-3 ~ !)::,o H z ~ C GJ z f-<: t1 ~ . 1. -~ -.) 0 1-3 !)::,o 1-3 "CJ O 1-3 ::r: [Ij 1-3 [Ij tx:l ~ !)::,o :;d :;d -~ 1-3 HH t1 tx:l 00 0 .1-3 2: z ~ R"> [Ij "CJ ~ m \.0 1990 Money Population Per Capita 17,670,000 155,000 ·114 8,525,000 2,945,000 55 19 1975 Money Population Per Capita 12,625,500 110,750 114 6,091,250 2,104,250 55 1967 Money Population Per Capita 10,342,965 90,669 114 1966 Mon~ Population Per Capita 7 18 19 2 18 5,064,339 1,809,663 261,128 1,700,859 55 19 2 18 7,726,854 89,469 86 4,342,956 1,768,415 262,014 1,706,079 48 19 2 19 1965 Mon~ Population Per Capita 7,287,805 88,269 82 4,118,563 1,680,212 240,070 1,614,745 46 19 2 18 1964 Mon~ Population Per Capita 7,375,883 87,069 84 3,794,503 1,572,223 213,679 1,612,682 43 18 2 18 1963 Money Population Per Capita 6,318,536 85,869 73 3,646,474 . 1,499,499 204,055 1,537,432 42 17 2 17 �0 I- 0 II: z 1/) - 1,,." . 1- "'·: A I- ~., ., I- • I') -r-, r :I BARRY COUNTY ALLEGAN COUNTY :I .. f- f- f- ,- r r :I "' r r I- I- 0 :: r r I- I- "' I') r r ~ ,: r I- ~ ~ ~ ~ \ ~ ol , . \a BC 7"°TJ1 __ .!.Ju § 0 A.!. 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' • LEGEND ·••* KALAMAZOO COUNTY, MICHIGAN - * -•-* 1990 INTERIM EXISTING INTERCHANGE _.,...-~... PROPOSED OVERPASS EXISTING OVERPASS •• SECTION LIMITS ' Hie pre p o ta fl o • wa1 f fnonciolly o ld •4 tll ,0 11119h o ful uol G rculf fr o• 1111• D• p• r tMent o f Ho,u l" ' 0 114 U r bo111 o f t llle Hoe1 h1t Act ol 19,, , u ••••••• • -- - • KALAMAZOO • CLASSIFICATION CONSISTENT WITH 1••· De • e lo p ••11 t, 11ul e r tiile Ur b o11 l'lo11 111n 9 .-.u h l o•c • ,,. , , • • , Oillt h of'iH4 .. ., Se c: 110 11 701 SECTION NUMBER * o f lllh pion SECONDARY COLLECTOR PROPOSED INTERCHANGE .....___.. CONCEPT PRINCIPAL COLLECTOR PROPOSED CORRIDOR ....--.... ..__ .~ .__, CIRCULATION LOCAL ARTERIAL -• -* VEHICULAR STATEWIDE AND REGIONAL ARTERIAL METROPOLITAN MICHIGAN HIGHWAY NEEDS STUDY , -· COUNT Y Prepa re d ay : SC HELLIE ASSOCIATE S INC . P LANNING A D ivi, ion of C LYDE E. WILLIAM S AND A SSOCIATES IN C ., COMMISSION IN DPL S. � 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 Kalamazoo-County_Transportation-Plan_1970 Creator An entity primarily responsible for making the resource Schellie Associates, Inc., a division of Clyde E. Williams & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1970-05 Title A name given to the resource Transportation Plan, Kalamazoo County, Michigan Description An account of the resource The Transportation Plan, Kalamazoo County, Michigan was prepared by Schellie Associates, Inc., a division of Clyde E. Williams & Associates, Inc. with the assistance of the Kalamazoo Metropolitan County Planning Commission in May 1970. Contributor An entity responsible for making contributions to the resource Kalamazoo Metropolitan County Planning Commission (consultant) Subject The topic of the resource Transportation--planning 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/41168a6f56090bf8a2a781a360fc556c.pdf b9fd42b32c23271563233c8af31e1cd4 PDF Text Text FROM THE LIBRARY OF Planning & Zoning Center, Inc. Model Zoning Ordinance • Prepared for Use by the Cities, Townships and Villages of Kalamazoo County, Michigan Kalamazoo County Planning Commission Price $.50 �Kalamazoo County Planning Commission D. Gordon Knapp, Chairman Meredith Clark, Vice-Chairman F. Joseph Buckley Donald R. Hayward John E. Daley Arthur H. Lee Harvey Enzian Allan B. Milham Mrs. Robert H. Grekin Donald R. Phelps Charles C. Ranney Planning Committee of the Board of Supervisors Louis M. Mongreig, Chairman Robert J. Brown Merritt N. Harper Raymond L. Hightower Wendell C. Hoag John Plantefaber, Ex-Officio Planning Department Staff Bruce A. Watts, Director Ronald A. DeVries Hazel Bonnell Assistant Secretary December, 1962 �Introduction An increasing number of County and local officials, as well as landowners and developers, have been interested in establishing a common framework upon which all local zoning ordinances in Kalamazoo County could be based. At the present time many of the zoning ordinances in the County vary from one another in content as well as in method of presentation. In addition, it is recognized that many of the zoning ordinances are general in nature and do not cover numerous situations that exist or are about to take place. This model ordinance has been prepared with the intention of meeting all foreseeable needs and changing conditions which may come about within the near future. The method of approach and standards suggested in this text, with whatever modifications are appropriate at the local level will provide a sound up-to-date ordinance that can be used by all local governmental units throughout the County. In this way greater uniformity, with appropriate safeguards, can be established. It i!. to be und~rstood that this suggested ordinance is quite broad, and designed to cover a variety of situations. Therefore, it is improbable that every local unit of government will have use for the text in its entirety. However, it is obvious that where a number of local units use the same portions of the text, there will be greater uniformity. Therefore, increased use of this model ordinance will contribute toward the desired uniform zoning throughout the County. This model zoning ordinance was prepared by the Kalamazoo County Planning Department and subsequently approved by the Kalamazoo County Planning Commission on December 27, 1962. On February 19, 1963 the Kalamazoo County Board of Supervisors passed the following resolution: RESOLVED, that the Kalamazoo County Board of Supervisors approve the Model Zoning Ordinance that was prepared by the County Planning Commission for the purpose of improving the standards and uniformity of zoning throughout the County, through its use by Cities, Townships and Villages; and that the Board of Supervisors encourages the use of the Model Zoning Ordinance as a guide by the local governmental units throughout the County. �IND EX Sedion Page 1 Title ............................. ............................................ 1 2 Purpose .............. ........ ......... ................... ... . . .. . . .... ..... 1 3 Resolution .................................................................. 1 4 Definitions ............................................................... 2 5 Administration and Enforcement ................................ Administration ............... ....... ................................ Enforcement ... . . .. .............. ........................ ...... .... ... Violations ...................................... ....................... Penalties ............................................................... 5 5 5 5 Board of Appeals .................................................... Establishment of a Board of Appeals .................... Authority of the Board of Appeals ........................ Limitation of Authority of the Board of Appeals .... Application for Variances, Appeals or Special Exceptions ............................................ 6 6 6 General Provisions .................................................... Interpretation of Conflicting Provisions ................ Limitations on All Land and Structures .................... Limitations on Height ............................................ Limitations on Area .............................................. Building Permit to Erect or Alter Structures ............ Prior Building Permits ........................................... Certificate of Occupancy ........................................ Validity or Severability Clause .............................. Conflict with Other Lawe; ...................................... Boundaries of Zones .......... ....... ........................... 7 7 7 7 7 7 7 8 8 8 5.1 5.2 5.3 5.4 6 6.1 6.2 6.3 6.4 7 7.1 7.2 7.3 7.4 7.5 7.6 7.7 7.8 7.9 7.10 8 8.1 8.2 8.3 8.4 8.5 8.6 8.7 8.8 8.9 8.10 8.11 6 6 6 8 Zoning Districts and Zoning Map ................................ 8 Zoning Districts .................................................... 8 A-Agriculture District .... ........................................ 8 R-1 Residential District, Single Family .................. 9 R-2 Residential District, Single Family .................. 9 R-3 Residential District, Single & Two Family ........ 10 R-4 Residential District, Multiple Family .............. l 0 R-5 Residential District, High Density Multiple Family ........ .............. .......................... l 0 R-6 Mobile Home Park Dist rict ............................ 11 C-1 Commercial District, Local ............................ 11 C-2 Commercial District, General ........................ 12 C-3 Commercial District, Shopping Center ............ 12 (see other side) �8.12 8.13 8.14 8.15 C-4 Commercial District, Highway ...................... 1-1 Industrial District, Restricted .......................... 1-2 Industrial District, Manufacturing .................. 1-3 Industrial District, Service ................................ 13 13 14 14 9 9.1 9.2 9.3 9.4 9.5 9.6 9.7 Supplementary Regulations ... .. ............ .... .. .. ...... ....... Parking of Motor Vehicles .................................... Signs & Outdoor Advertising Structures ................ Nonconforming Uses ........................................... Accessory Uses or Buildings ................................ Home Occupations ................................................ Screening .............................................................. Setback From Lakes, Ponds, Streams & Rivers ........ 15 15 16 17 17 17 18 18 9.8 9.8 l 9.82 9.83 9.84 Special Exceptions .................................................... 18 Special Exception, Explanation .......................... 18 Special Exception, Filing Request ...................... 18 Special Exception, General Provisions ................ 18 Special Exception, Special Provisions ................ 19 10 Amendment Procedures . . . .. .. .. . ............. ..................... 19 11 Effective Date of Ordinance ........................................ 19 12 Repeal of Prior Ordinance ........................................ 20 13 Schedule of Lot, Yard and Area Requirements .......... 21 14 Standards Required of Special Exception Uses ............ 25 15 Table of Uses ............................................................ 27 16 Suggested Zoning Map Screen and Color Guide ......... 31 • �Model Zoning Ordinance Section One • Title This ordinance shall be known and may be cited as "The Zoning Ordinance of ( __________ )." (name of m unlclpality) Section Two - Purpose In the interest of the public health, safety, and general welfare, the purpose of this zoning ordinance is to prevent the overcrowding of land and buildings, avoid undue concentration of population, provide adequate light and air with due consideration to the character of the zone and its peculiar suitability for particular uses, and with the objective of conserving the value of property and encouraging the most appropriate use of the land. Therefore, Section Three • Resolution Be it ordained by the ( (title or official body) pursuant to the provisions of the State of Michigan Act as amended, that the ordinance heretofore enacted as the zoning ordinance of ( _ _ ) (nn.tne ot municipality) is for; the establishment of zoning districts within which districts the use of land for agriculture, recreation, residence, industry, trade, soil conservation, water supply conservation and additional uses of land may be encouraged, regulated, or prohibited, and for such purposes may divide portions of ( __ ___ ) (name or municipality) into districts of such number, shape and area as may be deemed best suited to carry out the provisions of the Act; and to adopt within each district provisions designating and limiting the location, height, number of stories, size of dwellings, buildings, and structures that may hereafter be erected, or altered, including mobile homes, and the specific uses for which dwellings, buildings, and structures, including mobile homes, may hereafter be erected, or altered; and for the regulation of the area of yards, courts, and other open spaces and the sanitary, safety, and protective measures that shall be required for such dwellings, buildings, and for the designation of the maximum number of families which may be housed in buildings, dwellings, and structures, including mobile homes hereafter erected, or altered; to provide for a method of amending said ordinance; to provide for the repeal of the ( __ __) zoning ordinance (name or municipality) adopted on _ and approved by the electors on __ as subsequently amended; to provide for the administering of the ordinance; to provide for conflicts with other acts, ordinances, or regulations; to provide for the collection of fees for the furtherance of the purpose of this ordinance; to provide for petitions and public hearings; to provide for appeals and for the organization and procedure of the ( __ ·-· ) Board of (name of municipality) Appeals; and to providt for penalties for the violation of said ordinance. �Section Four - Definitions Words used in the present tense include future; words in the singular number include plural number; the word "shall" is mandatory. the purpose of these Regulations, certain terms words are defined as follows: the the for and Building Line: A line beyond which the foundation wall or any enclosed porch, vestibule or other portion of a building shall not project. Care Home: Accessory Uses: Includes rest and nursing homes, convalescent homes and boarding homes for the aged; established to render nursing care for chronic or convalescent patients but excludes facilities for care of active or violent patients such as feebleminded or mental patients, epileptics, alcoholics, senile psychotics or drug addicts . A use of a building, lot or portion thereof, which is customarily incidental and subordinate to the principal use of the main building or lot. Alley: A passage or way open to public travel affording generally a secondary means of vehicular access to abutting lots and not intended for general traffic circulation. Cellar: That portion of a building below the first floor joists at least half of whose clear ceiling height is below the level of the adjacent ground. Such a portion of a building shall not be used for habitation. Apartment House: A building used and/or arranged for rental occupancy, or cooperatively owned by its occupants, having three or more family units, and with a yard, compound, service, or utilities in common. District: An area within which certain uses of land and buildings are permitted and all others are prohibited; yards and other open spaces are required; lot areas, building height limits, and other requirements are established; all of the foregoing being identical for the district in which they apply . Basement: That portion of a building below the first floor joists, at least half of whose clear ceiling height is above the level of the adjacent ground. Dwelling: Boardinghouse: A building or portion thereof arranged or designed to provide living facilities for one ( 1) or more families. A dwelling in which lodging or meals, or both, are furnished to three (3) or more guests for compensation. • Dwelling, Single Family: Boat House: A building contain ing not more than one dwelling A house or shed for sheltering one or more boats. unit. Building: Dwelling, Semi-Detached: A structure havinq one or more stories and a roof, designed primarily for the shelter, support or enclosure of persons, animals or property of any kind. One of two buildings, arranged or designed as dwellings located on abutting lots; separated from each other by a party wall, without openings, extending from the cellar flwr to the highest point of the roof, along the dividing lot line; and separated from any other building or structure by space on all other sides. Building Accessory: A building subo1 dinate to, and located on, the same lot with a main building, the use of which is clearly incidental to that of the main building or to the use of the land, and which is not attached by any part of a common wall or common roof to the main building. Dwelling, Two Family: A building containing not more than two separate dwelling units. Building Height: The vertical distance measured from the average grade at the building to the average elevation of the roof of the highest story. 2 Dwelling, Multiple-Family: A building containing three or more dwelling units, (An apartment house). • �Dwelling Unit: A building or portion thereof arranged or designed for permanent occupancy by not more than one ( 1) family for living purposes and having cooking facilities. ed in function to retail sale of gasoline, oil, grease, anti-freeze, tires, batteries and automobile accessories, and such services such as lubrication, washing, polishing and other minor servicing to motor vehicles. Dump: Any premises used • primarily for disposal by abandonment, discarding, dumping, reduction, burial, incineration, or any other means and for whatever purpose of trash, refuse or waste material of any kind. Home Occupation: An occupation customarily engaged in by residents in their own dwelling, (See Sec. 9.5) Hospital: Any institution, including a sanitarium, which maintains and operates facilities for overnight care and treatment of two or more non-related persons as patients suffering mental or physical ailments, but not including any dispensary or first aid treatment facilities maintained by a commercial or industrial plant, educational institution, convent, or a convalescent home, as previously defined. Excavations, Commercial: The digging of soil, sand, gravel, rock, minerals, clay or other earthen material from a land surface for c.ny of the following purposes: When primarily for carrying on a business or manufacturing operation for the purpose of sale, exchange, processing or manufacture. Does not mean grading or filling incidental to improvement of the land. Hotel: A building occupied as a more or less temporary abiding place of individuals who are lodged with or without meals, in which as a rule the rooms are occupied singly for hire, in which provision is not made for cooking in any individual apartment, except for the management. Facilities and Services: Those facilities and services that are normally accepted as necessary for urban living such as paved streets, public and/or private water supply and sanitary sewer disposal, storm drainage system, schools, parks and playgrounds. • House Trailer: House trailer or mobile home means any vehicle or similar portable structure which was constructed with wheels so as to permit its being used as a duly licensable conveyance upon the public street, whether or not its wheels have been removed, and constructed to permit occupancy as a dwelling. Family: One or more persons living as a single, non-profit housekeeping unit as distinguished from individuals or groups occupying a hotel, club, fraternity or sorority house. The family shall be deemed to include necessary servants when servants share the common housekeeping facilities and services. Junk Yard: Any land or building used for commercial, storage and/or sale of paper, rags, scrap metals, other scrap or discarding materials, or for the dismantling, storage or salvaging of automobiles or other vehicles not in running condition, or of machinery or parts thereof, but not to be used as a dump . Farming: Agricultural activity or the raising of livestock or small animals as a source of income. Floor Area: The total enclosed floor area of a structure used for residential purposes, excluding the floor area of uninhabitable basements, cellars, garages, accessory buildings, attics, breezeways, and porches. For manfacturing, business or commercial activities which, in the case of the latter, includes customer facilities, showcase facilities, and sales facilities. lot: land occupied or to bP. occupied by a building and its accessory buildings, or by a dwelling group and its accessory buildings, together with such open spaces as are required under the provisions of this ordinance for a lot in the district in which such lot is situated, and having the required frontage on a street. Frontage: The length of the front property line of the lot, lots or tract of land abutting a public street, road or highway. Lot Area: The total horizontal area included within lot lines. Where the front lot line is the center line of a street or lies in part or in whole in the street area, the lot area shall not include that part of the lot in use or to be used as the street. Gasoline Service Station: Building or lot, or portions thereof, used and limit- 3 �Lot, Depth of: Shelter, Fall-out: The average horizontal distance between the front lot line and the rear lot line. A structure or portion of a structure intended to provide protection to human life during periods of danger to human life from nuclear fall-out, air raids, storms, or other emergencies. Fall-out shelters constructed completely below the ground level, except for a vent not ext eed ing 30" in height above ground level, may be contained within any yard area. lot, Front of: The side or sides of an interior or through lot which abuts a street; in a corner lot, the side or sides abutting either street may be considered as the front lot line provided that the side selected as the front has the required minimum lot frontage. • Shopping Center: A group of 5 or more commercial establishments planned, developed and managed as a unit, with off-street parking provided on the same property and related in location, size and type of shops in the center. Lot Frontage: That portion of a lot extending along a street line. In odd-shaped or triangular-shaped lots the length of the frontage may be reduced to not less than one-half ( ½) of any minimum frontage herein required and that the actual length of the street line shall be not less than 50 feet. Sign: Any structure, part thereof, or device attached thereto or painted or represented thereon or any ma1erial or thing, which displays numerals, letters, words, trademark or other representation used for di rection, or designation of any person, firm, organization, place, product, service, business, or industry which is located upon any land, on any building, in or upon a window, or indoors in such a manner as to attract attention from outside the building. Lot, Interior: A lot other than a corner lot. lot Width: The average horizcntal width measured at right angles to the lot depth . Sign Area: Mobile Home: The sign area is the surface of the structure used to convey the message exclusive of the necessary supports or any appurtenances required by the building code. The area of open sign structures, consisting of letters or symbols without a solid surface in-between, shall be calculated on the basis of the total area within the perimeter of the group of letters and / or symbols. The area of a double face sign, which is constructed back to back as a single unit, shall be calculated according to the surface area of one side only. (See 'House Trailer") Motel: A group of attached or detached dwellings not more than two (2) stories in height containing guest rooms which are provided for transient occupancy only, including auto courts, motor lodges and tourist homes. Non-Conforming Uses: The use .of a building or of land lawfully existing at the time this ordinance became effective but which does not conform with the present use regulations of the district in which it is located. Sign, Outdoor Advertising: A sign which calls attention to a business, commodity, service, entertainment, or other activity, conducted, sold, or offered elsewhere than on the premises upon which the sign is located. Nursing Home: (See "Care Home") Special Exception: That area required for the parking or storage of one automobile including necessary aisle or driveway space providing access thereto. The granting to a petitioner, by the Board of Appeals, certain uses of land and/or buildings, because of their particular nature and due to certain circumstances, to become established as provided in this ordinance, (See Sec. 9.8). Professional Office: Special Exception Uses: Rooms or buildings used for office purposes by members of any recognized profession, including doctors, dentists, lawyers, accountants, engineers, architects, etc. but not including medical or dental clinics. Uses of land and/or buildings, because of their particular nature and due to certain circumstances are designated as exceptions, and may be permitted to become established within those districts as specified in this ordinance, (See Sec. 9.8). Parking Space, Automobile: 4 • �Yard: Story: Open space on the same lot with a building or group of buildings, lying between the building and the nearest lot or street line, and unoccupied and unobstructed from the ground upward, except for plants, trees, shrubs, or fences. That portion of a building included between the surface of any floor and the surface of the floor next above it, or of the ceiling above it. A basement shall be counted as a story if its ceiling is over six feet above the average level of the finished ground surface adjoining the exterior walls of such story, or if it is used for business or dwelling purposes. Yard, Front: Open space extending across the full width of lot between the front lot line or the proposed front street line and the nearest line of the building or portion thereof. The depth of such yard shall be the shortest horizontal distance between the front lot line or proposed front street line and the nearest point of the building or any portion thereof. Street: A public dedicated right-of-way other than an alle:y, which provides primary access to abutting properties, and over which the public has easement of vehicular access. Structure: Anything constructed, assembled or erected, the use of which requires location on the ground or attachment to something having location on or in the ground, and shall include fences which are more than 50% solid, tanks, towers, advertising devices, bins, tents, lunch wagons, trailers, dining cars, camp cars or similar structures on wheels or other supports used for business or living purposes. The word "structure" shall not apply to wires and their supporting poles or frames of electrical or telephone utilities, or to service utilities entirely below the ground. Yard, Rear: Open space extending across the full width of lot between the rear line of the lot and the nearest line of the building, porch or projection thereof. The depth of such yard is the average horizontal distance between the rear lot line and the nearest point of the building. Yard, Side: Open space between side lot line, the side street line, or the proposed side street line, if such line falls within the lot, and the nearest line of the building, porch, or projection thereof, extending from the front yard to the rear yard or, in the absence of either of such yards, to the front lot line or rear lot line. The width of a side yard shall be the shortest distanre between the side lot line and the nearest point of the building, porch or projection thereof. Use: The principal purpofe for which a lot or the main building thereon is designed, arranged, or intended and for which it is, or may be used, occupied or maintained. Variance: The granting to a petitioner, by the Board of Appeals, permission to vary from the strict application of this ordinance as provided in Sec. 6.2b. Zone: ( See District) Section Five - Administration and Enforcement 5.1 - Administration: on in violation of any provision of this ordinance are declared to be a nuisance per se. Any and all buildings or land use activities considered possible violations of the provisions of this ordinance obs~rved by or communicated to Police and Fire Department employees or to any municipal official shall be reported to the zoning enforcement officer. The provisions of this ordinance shall be administered by such person or persons whom shall be designated by the municipal officials in accordance with the applicable State statute. 5.2 - Enforcement: The provisions of thi~ ordinance shall be enforced by such official as may be from time to time designated by resolution of the municipal officials. 5.3 b. The zoning enforcement officer shall inspect each alleged violation and shall order correction, in writing or by posting the premises, of all conditions found to be in violation of this ordinance. - Violations: a. Buildings erected, altered, moved, razed, or converted, or any use of land or premises carried c. An appeal may be taken to the Board of Appeals 5 �ful order of the zoning enforcement officer, Board of Appeals, or the municipal body issued in pursuance of this ordinance shall be guilty of a misdemeanor. Upon conviction thereof before any court having jurisdiction, he shall be punishable by a fine of not to exceed One Hundred ($100.00) Dollars, or by imprisonment not to exceed ninety (90) days, or both. Each day during which a violation continues shall be deemed a separate offense. The imposition of any sentence shall not exempt an offender from compliance with the provisions of this ordinance. The foregoing penalties shall not prohibit the municipality from seeking iniunctive relief against a violator, or such other appropriate relief as may be prohibited by law. by any person alleging error in any administrative order concerning the enforcement of this ordinance. d. All violations shall be promptly corrected after receipt of notifica1ion thereof by writing or by posti ng premises by the zoning enforcement officer. A violation not so corrected shall be reported to the municipal attorney who shall initiate prosecution procedures. 5.4 - Penalties: Any person, corporation or firm who violates, disobeys, omits, neglects or refuses to comply with any provision of this ordinance, or any permit, license or exception granted hereunder, or any law- Section Six • Board of Appeals 6.1 refusal of a permit or any other order, requirement, decision, or determination which conforms to the provisions of this ordinance and which, therefore, is not erroneous; nor to authorize the Board to validate, ratify, or legalize any violation of law or any of the regulations of this ordinance. Establishment of a Board of Appeals: There shall be a Board of Appeals as provided under the applicable State statute, which shall have such powers and duties i'IS prescribed by law. 6.2 - Authority of the Board of Appea!s: a. Hear and decide upon request, the interpretation of the provisions of this ordinance. b. Grant variances from the strict application of the zoning ordinance when by reason of exceptional narrowness, shallowness, shape or topography of specific parcels of property at the time of the original enactment of this ordinance or amendments thereto or where the strict application of these regulatio"s or amendments thereto would result in exceptional or undue hardship upon said property; provided that such relief or variances can be granted without substantial impairment of the intent, or purpose of this ordinance. This provision shall not be construed to permit the Board, under the guise of a variance, to change the uses of land. c. Hear and decide apeals where it is alleged by appellants that there is error in any refusal of building, use, or occupancy permit or in any other order, requirement, decision, or determination made by the building inspector, zoning enforcement officer, or other municipal employee when passing upon an application for a building or other permit, or by any other officer or body in the administration of the zoning ordinance. d. Hear and decide petitions for special exceptions. 6.3 b. The Board shall not amend any portion of this ordinance or the Zoning Map; nor shall such power or authority be vested in the Board. c. A decision of the Board permitting the erection or alteration of a building or other use of land shall be valid for a period of six (6) months, during which time a building permit for such erection or alteration must be obtained and the erection or alteration started. d. No application for a variance or special exception which has been denied wholly or in part by the Board shall be resubmitted for a period of one year from the date of the last denial, except on ground-; of newly discovered evidence or proof of changed conditions found upon inspection by the Board to be valid. 6.4 - Application for Variances, Appeals or Special Exceptions: a. Requests for variances, appeals or special exceptions may be made by submitting an application (or letter) to the municipal clerk. (Optional) A fee of ----Dol lars shall accompany the application to help defray cost of processing said application. b. A site plan, plot plan or development plan of the total property involved, showing the location of all abutting streets, the location of all existing and proposed structures, the types of buildings and their uses, shall be submitted with each request for a variance, appeal or special exception. - limitation of Authority of the Board of Appeals: a. Nothing contained in this chapter shall be deemed to authorize the Board to reverse or modify any 6 �Section Seven - General Provisions 7.1 inafter designated for the zone in which such building is located, except the height limitations of this ordinance shall not apply to church spires, belfries, cupolas, antennas, domes not used for human occupancy; nor to chimneys, ventilators, skylights, water tanks, silos, bulkheads, and necessary mechanical appurtenances usually carried above the roof level, except where in the opinion of the building inspector such may be deemed to interfere with aerial navigation or constitute a fire hazard . Such features, however, shall not exceed in total coverage 20% of the total roof area and shall not exceed a reasona"Jle height to be determined upon reference of all such cases to the Zoning Board of Appeals by the building inspector. - Interpretation of Conflicting Provisions: In this ordinance, words used in the present tense include the future; the singular number includes the plural number and plural, the singular; the word "shall" is mandatory and ~ot permissive, and the word "may" is permissive. Ir. interpreting and applying this ordinance, the requirements contained herein are declared to be the minimum requirements for the protection of health, morals, safety or welfare. This ordinance shall not be deemed to interfere with or abrogate or annul or otherwise affect in any manner whatsoever any ordinances, rules, regulations or permits, or by easements covenants, or other agreements between parties, provided, however, that where this ordinance imposes a greater restriction upon the use of buildings or premises or upon the height of buildings or larger open spaces than are imposed or required by other ordinances, rules, regulations, or permits, or by easements, covenants, or agreements between parties, the provisions of this ordinance shall prevail. Except as hereinafter provided, the following general regulations sha!I apply: 7.2 7.4 a. No building shall be erected, nor shall any existing building be altered, enlarged, moved, or re~ui!t, nor shall any open space surrounding any building be encroached upon or reduced in any manner, except in conformity with the yard, lot, area and building location regulations hereinafter designated for the zone in which such buildings or open space is located, except as otherwise specifically provided. - Limitations on All Land and Structures: a. No building shall be erected and no existing building shall be moved, altered, added to or enlarged nor shall any land or building be used, designed, or arran!=led to be used for any purpose or in any manner other than that included among the uses hereinafter listed as permitted in the zone in which such building or land is located. b. No_ Y?rd or other open space provided about any building for the purpose of complying with the provisions of this chapter shall be considered as a yard or open space for any other building. c. Any lot as defi!"led herein, which was legally recorded at the time of adoption of this ordinance and which was a buildable lot under the Zoning Ordinance in effect immediately prior to the adoption of this ordinance, shall be deemed a buildable lot even though it may have less than the minimum area requirements. b. Every building hereinafter erected shall be located on a lot as herein defined; and, except as herein provided, there shall be not more than one ( l ) single-family dwelling on one ( l ) lot. c. Every dwelling structure shall be built upon a lot with frontage upon a public street, except that any one lot of record created before the effective date of this ordinance without any frontage on a public street but provided with an easement or other right-of-way of no less than 20 feet wide, may be granted a building permit providing all other requirements of this ordinance can be met. 7.5 • Building Permit to Erect or Alter Structures: . No structure shall be erected, altered, or excavation started until a Building Permit for such erection or alteration shall have been issued. 7.6 d. The illumination of any buildings or uses of land shall be designed and operated so that the source of light shall not be directed upon adjacent properties or the public streets. In no event shall the illumination of a building or use of land be permitted to flood upon adjacent residential structures. 7.3 • Limitations on Area: • Prior Building Permits: Nothing in this ordinance shall prohibit the completion of construction and use of a nonconforming building for which a building permit has been issued prior to the effective doJte of this ordinance, PROVIDED that construction is ccmmenced within 90 days after the date of issuance of the permit; that construction is carried on diligently and without interruption for s continuous period so that the entire building shall be completed according to the plans filed with the permit application within two (2) years after the issuance of the building permit. - Limitations on Height: No building shall be erected, reconstructed, or structurally altered to exceed in height the limit here- 7 �7.7 any of the zones as shown on the Zoning Map, the following rules shall apply; - Certificate of Occupancy: a. It shall be unlawful to use or permit the use of any building or premises or part thereof hereafter created, located, erected, changed, converted or enlarged wholly or partly until a certificate of occupancy has been issued for that premises certifying that the structure or use complies with the provisions of this ordinance. S~ch ocupancy permits shall be granted or de~1ed within - - - days from the date that a written application is filed with the building inspector or zoning enforcement officer. a. Zone boundry lines are intended to be parallel or perpendicular to street, alley, or lot lines, unless such zone boundry lines are fixed by dimensions, as shown on said Zoning Map. b. Where zone boundaries are indicated as approximately following street or alley lines or proposed street lines, such lines shall be construed to be such boundaries. c. Where zone boundaries are so indicated that they approximately follow lot lines and are not more than 25 feet distant therefrom, such lot lines shall be such boundaries. d. In unsubdivided property or where a zone boundary divides a lot, the location of any such boundary, unless the same is indicated by dimensions shown on such maps, or described in the text of the ordinance, shall be determined by the use of the map scale shown thereon, and scaled to the nearest foot. e. If all or any portion of any public street, alley, right-of-way, easement or land which is not included in any zone shall ever revert to or come into private ownership or shall ever be used for any purpose other than a public purpose, said land shall be subject to all of these regulations which apply within the zone immediately adjacent thereto, or within the most restricted of the immediately adjacent zones, if there be more than one. b. The issuance of a Certificate of Occupancy shall not be construed as permitting any violation of this ordinance. 7.8 - Validitv or Severability Clause: Should any section, sub-section, clause or provision of this ordinance be declared by the courts to be invalid, such decision shall not affect the validity of the ordinance in its entirety or of any part thereof, other than that portion so declared to be invalid. 7.9 - Conflict With Other Laws: Whenever the requirements of this ordinance are at variance with the requirements of other lawfully adopted rules, regulations, or ordinances, the most restrictive, or that imposing the higher standards, shall govern. 7 .10 - Boundaries of Zones: Where uncertainty exists as to the boundaries of Section Eight - Zoning Districts and Zoning Map 8.1 a. - Zoning Districts: • b. The location and boundaries of the zones established in the municipality shall be shown on a map entitled Zoning Map of the municipality, and as same may be amended subsequent to the adoption thereof; and said map, section or portion thereof, together with all notations, dimensions and other data shown thereon, are hereby made a part of this ordinance to the same extent as if the information set forth on said map were fully described and incorporated herein. c. The official copy of the Zoning Map shall be in the custody of _________ For the purpose of this ordinance _ _ _ __ ____ ) is hereby divided into the following (name of municipality) zoning districts: A- Agriculture R-1 Residential, Single Family R-2 Residential, Single Family R-3 Residential, Single and Two Family R-4 Residential, Multiple-Family R-5 Residential, Multiple-Family, High Density R-6 Mobile Home Park C-1 Commercial, Local C-2 Commercial, General C-3 Commercial, Shopping Center C-4 Commercial, Highway 1-1 Industrial, Restricted 1-2 Industrial, Manufacturing 1-3 Industrial, Service 8.2 - A-Agriculture District: 8.21 - Descriotion of Distriet This district is composed of certain land in outlying areas presently of rural character. Such land is zoned for agricultural use with the intent that agriculture will be the principal land use within the forseeable future. The regulations for this district are designed to stabilize and protect the essential characteristics of 8 • �8.24 - Lot, Yard and Area Requirements: the district without unduly restricting its use solely to that of an agricultural nature. To these ends, development is limited to a low concentration and to those uses which would not be detrimental to future development. Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Sec. 13. 8.3 - R-1 Residential District, Single Family: 8.31 - Description of District 8.22 - Permitted Uses: This district is composed of certain land in outlying areas presently of a rural residential character where low density single family residential development has occurred or appears likely to occur. The regulations for this district are designed to protect and stabil ize the essential characteristics of these areas and to promote and encourage a suitable and safe environment for family life. To these ends, development is restricted to low density single family residential use consistent with limited rural type facilities and services . a. Single family dwellings, and the accessory structures and uses normally auxiliary thereto, excluding house trailers used for habitation; except that nothing in this section shall prohibit the conversion or alteration of any single family structure, in existence at the time of passage of this ordinance, into not more than two separate dwelling units, provided that such dwelling units shall conform with the following provisions: l . That there shall be no change or alteration of the exterior of the dwelling to change its appearance from that of a single dwelling unit. 2. Any single family dwelling converted under the provisions of this section shall be required to have within the enclosed walls of the original structure a total of not less than 2,000 square feet of habitable floor area for two dwelling units. 3. There shall be a minimum habitable floor area of 800 square feet for each separate dwelling unit within any single family structure which has been converted to house two families. 4. The provisions of this section shall apply only to the conversion of single family dwellings and shall not be construed to permit the construction of two family dwellings. b. Any farm or agricultural activities including stock nurseries, animal and livestock raising . c. The sale of farm or dairy produce which has been raised on the farm from which it is to be sold. d. Home occupations. e . Publicly owned and operated buildings and uses including community buildings and public parks, playgrounds and other recreational areas. f. Signs, when in accordance with the provisions of Sec. 9 .2. g . Accessory uses or buildings, when in accordance with the provisions of Sec. 9.4 . 8.32 - Permitted Uses: a. Single family dwellings, and the accessory structures and uses normally auxil iary thereto, excluding house trailers used for habitation , as specified in Sec. 8.22a. of the A-Agriculture Zone. b. Home occupations. c. Publicly owned and operated buildings and uses including community buildings and public parks, playgrounds and other recreational areas. d . Signs, when in accordance with the provisions of Section 9.2 . e. Accessory uses or buildings, when in accordance with the provisions of Section 9.4. 8.33 - Special Exception Uses: a. Any special exception use permitted in the A- Agriculture Zone. 8.34 - Lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13 . 8.4 - R-2 Residential District, Single Family: 8.41 - Description of District This district is composed of medium density single family residential areas in the mun icipality where medium density single family residential development has occurred, or appears likely to occur. The regulations for this district are designed to protect and stabil ize the essential characteristics of these areas and to promote and encourage a suitable and safe environment for family life. To these ends, development is restricted to medium density single family residential use, where adequate facilities and services will be provided. 8.23 - Special Exception Uses: a. Churches, cemeteries, parochial and private schools. b. Eleemosynary, charitable and philanthropic institutions. c. Golf courses, private non-commercial clubs. d. Public utility buildings and structures necessary for the service of the community except that: l. There is no zoning restriction for utilities to be located in public streets or public rights- ofway. 2. Public utility activities of an industrial character such as repair and maintenance yards, storage facilities, or activities which generate electronic interference are prohibited. 8.42 - Permitted Uses: a. 9 Single family dwellings, and the accessory structtures and uses normally auxiliary thereto, ex- �eluding house trailers used for habitation. Home occupations. Publicly owned and operated buildings and uses including community buildings and public parks, playgrounds and other recreational areas. d. Signs, when in accordance with the provisions of Section 9.2. e. Accessory uses, or buildings, when in accordance with the provisions of Section 9.4. 8.6 b. c. 8.61 - Description of District This district is composed of certain areas within the municipality where multiple family residential development has occurred, or appears desirable to occur. The regulations for this district are designed to protect and stabilize the essential characteristics of these areas, and to promote and encourage a suitable and safe environment for family life. To these ends, development is restricted to multiple family residential use where adequate public facilities and services will be provided. 8.43 - Special Exception Uses: a. Any special exception use permitted in the A-Agriculture District. b. Care Home. c. Hospital or Medical Clinic, excluding veterinary hospitals. 8.62 - Permitted Uses: a. Two family, semidetached, dwellings and the accessory structures and uses normally auxiliary thereto, excluding house trailers used for habitation. b. Apartment houses, boarding houses, garden apartment development and the accessory structures and uses normally auxiliary thereto. c. Business offices in an apartment building for conducting business incidental to the rental, operation, service and maintenance of the apartment building, or buildings. d. Home occupations, limited to existing single family dwellings and to two family semidetached dwellings. e . Publicly owned and operated bu ildings and uses including community buildings and public parks, playgrounds and other recreational areas. f. Signs, in accordance with the provisions of Section 9.2. g. Accessory uses or buildings, in accordance with the provisions of Section 9.4. 8.44 - Lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Sec. 13. 8.5 - R-4 Residential District, Multiple Family: - R-3 Residential District, Single and two Family: 8.51 - Description of District This district is composed of higher density single and two family residential areas in the municipality where high density single family or two family residential development has occurred, or appears likely to occur. The regulations for this district are designed to protect and stabilize the essential characteristics of these areas and to promote and encourage a suitable and safe environment for family life. To these ends, development is restricted to higher density single family and two fam ily residential use where adequate facilities and services will be provided. • 8.63 • Special Exception Uses: a. 8.52 - Permitted Uses: a. b. c. d. e. f. Single family dwellings, and the accessory structures and uses normally auxiliary thereto, excluding house trailers used for habitation. Two family dwellings. Home occupations. Publicly owned and operated buildings and uses including community buildings and publ ic parks, playgrounds and other recreational areas. Signs, when in accordance with the provisions of Section 9.2. Accessory uses, or buildings, when in accordance with the provisions of Section 9.4. Any special exception use permitted in the R-3 Res idential District. 8.64 - Lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. 8.7 - R-5 Residential District, High Density Multiple Family: 8.71 - Description of District This district is composed of certain areas within the municipality where high density multiple family residential development has occurred, or appears desirable to occur. The regulations for this district are designed to protect and stabilize the essential characteristics of these areas, and to promote and encourage a suitable and safe environment for family life. To these ends, development is restricted to high density multiple family residential use where adequate public facilities and services will be provided. 8.53 - Special Exception Uses: a. Any special exception use permitted in the R-2 Residential District. b. Children's Day Nursery. 8.54 - lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requ irements shall be as specified in Sec. 13. 10 • �a minimum width of 20 feet. Paved parking spaces for each mobile home site shall be provided in addition to the 20 foot service drive, either by the provision of additional parking lanes, or by parking spaces off the driveway. 8.72 - Permitted Uses: a. Any use permitted in the R-4 Multiple Family District. b . Signs, in accordance with the provisions of Section 9.2. c. Accessory uses or buildings, in accordance with the provisions of Section 9.4. 8.73 - Special Exception Uses: a. Any special exception use permitted in the R-3 Residential District. 8.74 - Lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. 8.8 - R-6 Mobile Home Park District: 8.81 - Description of District This district is designed solely for mobile home parks and such accessory structures and uses normally associated thereto, in accordance with those regulations specified by the State of Michigan Trailer Coach Park Act 243, public acts of 1959, as amended, and in accordance with the area requirements specified herein. f. Sidewalks, not less than 30 inches wide, constructed of asphalt or concrete shall be provided extending between individual mobile home sites and the park service buildings. g. Interior drives and walkways shall be lighted at intervals of not more than 100 feet by electric lamps of not less than 100 watts each. h. Each mobile home site shall contain an area of not less than 2,000 square feet and have a width of not less than 30 feet. i. Each mobile home site shall be well drained and be provided with a concrete slab base for the storage of each mobile home. j. No mobile home within a park shall be within 35 feet of a residential district boundary. k. Where individual fuel oil tanks are used above ground level, they shall be placed on permanent masonry foundations of uniform design. 8.82 - Permitted Uses: Mobile home parks and those uses customarily incidental to the principal use. I. Site and development plans of new Mobile Home Parks or additions to existing parks shall be sub~itted to and approved by the municipal board, or ,ts authorized representatives, as such may be designa~ed from time to time by the board, and no Mobile Home Park shall be licensed or licensable unless the plans are _first approved by the municipal board, or its authorized representative. m. Every Mobile Home Park established within the mu_n!cipality_ shall be inspected periodically by an off1c1al designated by the municipal body. The trequency of said inspections, and any fees associated thereto, shall be determined by the municipal body. 8.83 - Regulations Required of Mobile Home Parks: a. Mobile homes used for habitation shall be confined to Mobile Home Parks, which are hereafter limited to Mobile Home Park Districts. b. Mobile Home Park Districts shall have frontage on a primary or major County street, or similarly adequate thoroughfare or a State trunkline. c. Mobile Home Park Districts shall not be less than 5 acres in size. d. The owner of every Mobile Home Park which lies immediately adjacent to a residential district shall provide a screening area separating said Park from the adjoining residential district. The screen shall be in the form of either a wall, fence, or evergreen planting which is compact and maintained in good condition at all times. The height of the screen shall not be less than 5 feet, except where the screen would interfere with traffic safety, in which case it may be reduced in height to, but not less than, 3 feet in height. Adequate landscaping shall also be provided, by the owner of the Mobile Home Park, within the front yard setback area between the mobile home sites and any public street so as to provide an attractive frontage upon said street. e. 8.84 - Lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. 8.9 - C-1 Commercial District, Local: 8.91 - Description of District This district is designed solely for the convenience shopping ?f persons residing in the surrounding residential ~e,ghborhood . The regulations are designed to permit development of the enumerated functions as limited to protect the abutting and surrounding residential properties. 8.92 - Permitted Uses: Retail sales of goods and services such as: a. Bakery and dairy products, retail sales only All interior drives within a Mobile Home Park shall be paved with asphalt or a similar hard surface to 11 �b. c. d. e. f. g. h. i. j. k. I. m. n. o. p. q. r. s. t. u. v. w. service facilities . The regulations are designed to permit development of the enumerated functions as limited to protect the abutting and surrounding properties. Banks, savings and loan associations Barber and beauty shops Books, stationery and newspapers Clothing and dry goods Drugs and pharmaceuticals Florist and garden shops Funeral establishments Furniture and household furnishings Groceries and food stuffs Hardware, hobby shop, household appliances Laundromat, laundry and dry cleaning pick-up station Music and dancing schools Offices, business or professional Photography store ., Radio and television, sales an~ service Restaurant or similar eating establishment Shoe sales and repair Signs when in accordance with the provisions of Section 9.2. Tailoring and dressmaking Variety store, antiques, gifts Accessory uses or buildings, when in accordance with the provisions of Section 9.4. Publicly owned and ope-rated buildings and uses including community buildings and public parks, playgrounds and other recreational areas. 8.102- Permitted Uses: a. Any uses permitted in the Cl-Local Commercial zone. b. Automobile repair garage. c. Automobile sales agency and adjoining outdoor sales area of new or used cars, provided that no dismantling of cars, or storage of dismantled cars shall take place outdoors. d. Boats and equipment sales. e .. Commercial recreation enterprises; indoors. f. Contractors' work shops. g. Greenhouse, nursery. h. Hotel, motel. i. Machinery and heavy equipment sales; indoors. j. Signs, when in accordance with the provisions of Se::tion 9.2. k. Accessory uses or buildings, when in accordance with the provisions of Section 9.4. 8. 103- Special Exception Uses: a. Animal hospital and kennel. b. Any general retail use similar to those uses permitted in this section. c. Bar, tavern and night club. d . Bus or truck terminal. e. Commercial recreation enterprises; outdoors. f. Earth removal, excavations; commercial. g . Gasoline service stations. h. Package liquor sales. i. Public utility buildings and structures necessary for the service of the community except that: 8.93 - Special Exception Uses: a. Any retail use similar to those uses permitted in this Section, which is not specifically mentioned in the C2, C3 and C4, Commercial zones. b. Gasoline service stations c. Package liquor sales d. Public utility buildings and structures necessary for the service of the community except that: l. There is no zoning restriction for utilities to be located in public streets or public rightsof-way. 2. Public utility activities of an industrial character such as repair and maintenance yards, storage facilities, or activities which generate electronic interference are prohibited. l. There is no zoning restriction for utilities to be located in public streets or public rights-ofway. 2. Public utility activities of an industrial character such as repair and maintenance yards, storage facilities, or activiti~s which generate electronic lnterference are prohibited. j. Riding stable, race track; commercial. k. Volunteer or municipal fire station. I. Used car lot. 8.94 - Lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. 8.10 8.104- Lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. - C-2 Commercial District, General: 8.101 - Description of District This district is established for the accommodation of community wide needs for general retail sales and 8.11 - C-3 Commercial District, Shopping Center: 12 �,. 8.111- Description of District 8. 123- Special Exception Uses: This district is designed solely to provide for integrated community, or regional shopping centers. The regulations are designed to permit development of the enumerated functions as limited by the standards designed to protect abutting and surrounding properties. a. Any special exception use permitted in the C-2 Commercial Distric.1. b. Automobile repair garage. c. Drive-in theatre. d. Mobile home sales. 8.124- Lot, Yard and Area Requirements: 8.112- Permitted Uses: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. a. Any uses permitted in C-1 Local Commercial Zone, when established as an integrated shopping center. b. Bowling alleys and commercial recreation enterprises such as dance halls, skating rinks; (indoors). c. Signs, when in accordance with the provisions of Section 9.2. d. Accessory uses or buildings, when in accordance with the provisions of Section 9.4. 8.13 - 1-1 Industrial District, Restricted: 8.131- Description of District This Restricted Industrial District is limited to large tracts located along State highways, major County thoroughfares and railroad rights-of-way and/or adjoining residential and/or commercial areas. These regulations are intended to provide standards of intensity of use and standards of external effects or amenities compatible with the surrounding or abutting residential districts. To these ends, development is limited to a low concentration, external effects are limited, and uses are limited to those industrial activities which can be operated in a clean and quiet manner and which will be least objectionable to adjoining residential districts. 8. 113- Special Exception Uses: a. Any special exception use permitted in the C-1 Commercial District. 8.114- Lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. 8.132- Permitted Uses: a. b. Agriculture Assembly of merchandise such as electrical appliances, electronic or precision instruments, and articles of similar nature. c. Packaging of previously prepared materials. d. Printing, lithographic, blueprinting and similar uses. 8.12 - C-4 Commercial District, Highway: 8.121- Description of District This district is composed of certain land along State highways or major County thoroughfares to servie the residents of the community and for the convenience of those persons in transit and for the purpose of accommodating those commercial establishments which are of a similar nature in their service to the public e. Processing or compounding commodities such as drugs, cosmetics, pottery, plastics and food products. f. Signs, when in accordance with the provisions of Section 9 .2. 8.122- Permitted Uses: a. Automobile sales agency and adjoining outdoor sales area, provided that no dismantling of cars, or storage of dismantled cars shall take place outdoors. b. Boats and equipment. c. Commercial recreation enterprises. d. Drive-in eating establishments. e. Greenhouse and nursery. f. Motel. g. Restaurant. h. Signs, when in accordance with the provisions of Section 9.2. i. Publicly owned and operated buildings and uses including community buildings and public parks, playgrounds and other recreational areas. j. Accessory uses or buildings, when in accordance with the provisions of Section 9.4. g. Storage or warehousing of commodities such as hardware, packaged or fresh foods, clothing, drugs (except live fowl or animals, commercial explosives, or above or below ground bulk storage of flammable liquids, or gases, unless and only to the extent that such storage of liquids or gases is directly connected to energy or heating on the premises). h. Publicly owned and operated buildings and uses including community buildings and public parks, playgrounds and other recreational areas. i. Accessory uses or buildings, when in accordance with the provisions of Section 9.4. 8.133- Special Exception Uses: a. 13 Office buildings. I I �8.15 - 1-3 Industrial District, Service: 8.134- Lot, Yard and Area Requirements: a. Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. b. 8.151- Description of District This district is composed of certain lands located along State highways, major County thoroughfares and railroad rights-of-way. The district is designed to provide land for activities of an industrial nature placing emphasis on the service type of industry as opposed to the manufacturing type of industry. Because of the nature of the district, it should be located so as to be least objectionable to adjoining commercial or residential uses. Each district shall contain at least 25 acres. 8. 14 - 1-2 Industrial District, Manufacturing: 8.141- Description of District This district is composed of certain lands located along State highways, major County thoroughfares and railroad rights-of-way. The district is designed to provide land for industries of a manufacturing nature where all work is carried on within an enclosed building producing little external effect of an objectionable nature to the surrounding properties. 8.152- Permitted Uses: a. Automobile repair garage. b. Construction and farm equipment sales. c. Contractor's equipment yard. d . Gasoline service station. e. Grain equipment and processing . f. Hardware and building supplies. g. Ice and cold storage plant. h. Lumber, fuel and feed yards. i. Machine shop. j. Public utility buildings and storage yards. k. Signs, when in accordance with the provisions of Section 9.2. I. Storage and warehousing. m. Truck terminal, maintenance and service yard. n. Publicly owned and operated buildings and uses including community buildings and public parks, playgrounds and other recreational areas. o. Accessory uses or buildings, when in accordance with the provisions of Section 9 .4. 8.142- Permitted Uses: a. Offices and office buildings. b. Manufacturing, compounding, assembling or treatment of articles, or merchandise, where all work is carried on within an enclosed building, and where any outdoor storage is limited to not more than 10% of the lot area, and is maintained within the rear yard area. c. Public utility buildings. d. Signs, when in accordance with the provisions of Section 9.2. e . Warehouses; fully enclosed. f. Publicly owned and operated buildings and uses including community buildings and public parks, playgrounds and other recreational areas. g. Accessory uses or buildings, when in accordance with the provisions of Section 9.4. 8.153- Special Exception Uses: a. Dump b. Earth removal, excavation; commercial. c. Gravel processing and quarrying . d. Junk yards, building material salvage yard . e. Ready-mix concrete and asphalt plants. f. Slaughter house. g. Any industrial use which meets the intent and purpose of this district which does not emanate noise, vibration, odor, smoke, liquid wastes, or light, to such an extent as to be objectionable to surrounding properties. 8.143- Special Exception Uses: Any industrial use which meets the intent and purpose of this district where all work is carried on within an enclosed building, and which does not emanate noise, vibration, odor, smoke, liquid wastes, or light to such an extent as to be objectionable to surrounding properties. A determination of the Board of Appeals established under State statute and this ordinance shall be conclusive on any question of nuisance or objectionableness of any business or operation under the terms of this section. A determination of the Board of Appeals established under State Statute and this ordinance shall be conclusive on any question of nuisance, or ob;ectionableness of any business or operation under the terms of this section. 8.144- Lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. 8.154- Lot, Yard and Area Requirements: Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. 14 �Section Nine - Supplementary Regulations 9.1 - Parking of Motor Vehicles: a. Every property owner shall provide and maintain at all times an adequate number of off-street parking spaces, and ' the necessary loading and unloading facilities associated thereto, in each district for all the occupants, employees and patrons of said property. b. A plan showing the required parking and loading spaces including the means of access and interior circulation, except for one family and two family dwellings, shall be provided at the time of application for a building permit for the erection or enlargement of any building. c. Parking space shall be provided in the manner and location herin specified. No parking area, parking space or loading 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. l. 2. d. Parking of motor vehicles in residential zones, except those used for farming, shall be limited to passenger vehicles, and not more than one commercial vehicle of the light delivery type, not to exceed ¾ ton. The parking of any other type of commercial vehicle, or buses, except for those parked on school property, is prohibited in a residential zone. 5. Off-street parking facilities in non-residential zones shall be effectively screened on any side which adjoins or faces property in any residential zone by a wall, fence, or compact planting not less than 4 feet or more than 8 feet in height. Plantings shall be maintained in good condition and not encroach on adjoining property. Screening shall not be so placed or maintained as to provide a traffic hazard through obstruction of visibility. 6. All off-street parking areas th lt 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. Space for all necessary loading and unloading operations for any commercial, industrial or other use must be provided in addition to the required off-street parking space. All loading and unloading operations must be carried on entirely within the lot area of the use it serves and shall not interfere with pedestrian, or vehicular movement. 8. Requirements for the provision of parking facilities with respect to two (2) or more property uses of the same or different types, may be satisfied by the permanent allocation of the requisite number of spaces for e.ach use in a common parking facility, cooperatively established and operated, provided that the number of spaces designated is not less than the sum of individual requirements and provided further, that the specifications in regard to location, plan, etc. are complied with . 9. 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 individual uses, computed in accordance with this section; parking facilities for one use shall not be considered as providing the required parking facilities for any other use. Minimum Required Parking Spaces: Requirements for all parking spaces and parking lots: l. 2. Each automobile parking space shall be not less than 180 square feet nor less than 9 feet wide exclusive of driveway and aisle space. e. All off-street parking facilities shall be drained so as to prevent damage to abutting properties or public streets and shall be constructed of materials which will have a dust free surface resistant to erosion. 3. Any lighting fixtures used to illuminate any offstreet parking area shall be so arranged as to reflect the light away from any adjoining residential lots. 4. No parking space shall be closer than 5 feet from the property line. 15 1. Apartment Houses - l ¼ parking space per family unit. 2. Office buildings - One parking space for each 200 square feet of floor space utilized for work space of employees . 3. Retail stores, super markets, department stores, personnel service shops, and shopping centers. One parking space for each l 00 square feet area in the basement and on the first floor used for retail sales, - and one space for each 150 square feet of floor area on the second floor use for retail sales, - and one space for �foot signs be permitted on one lot, parcel or tract advertised regardless of property area. d . Building contractors and professional persons temporary signs on buildings under construction shall be limited to a total area for all such signs to forty-eight ( 48) square feet. e. In any commercial or industrial district, a sign is permitted only where it advertises a business occupying the same lot or parcel of land upon which the sign is erected. Signs shall meet the building set-back and height requirements, except for, and in addition to, the requirements provided below. 1. In any commercial or industrial district a sign may be affixed flat against the wall of the building, or may project therefrom not more than forty-two (42) inches. Signs projecting over public property shall be at least eleven ( 11 ) feet above the finished grade, or sidewalk. The total sign area shall not exceed two (2) square feet for each foot in length or height of the wall to which it is affixed. No such sign shall extend more than four ( 4) feet in height above the building wall to which it is affixed. each 300 square feet of floor area on the third floor used for retail sales, - and one space for each 400 square feet on any additional floor used for retail sales. 4. Manufacturing Buildings - One parking space for each three employees on the maximum shift. 5. Libraries, museums and post offices - One parking space for each 100 square feet of floor area. 6. Bowling Alleys - Three parking spaces for each alley. 7. Motels and Tourist Homes - One parking space for each separate unit. 8. Theaters, auditoriums, stadiums and churches - one parking space for each four seats. 9. Dance Halls, Assembly Halls, and Convention Halls without fixed seats - one parking space for each 100 square feet of floor area if to be used for dancing or assembly. 10. Restaurants and night clubs - one parking space for each 100 square feet of floor area. 11. Schools; Private or Public elementary and junior high schools - one parking space for each employee normally engaged in or about the building or grounds. Senior high schools and institutions of higher learning - one parking space for each employee normally engaged in or about the building or grounds and one additional space for each five ( 5) students enrolled in the institution. 9 .2 • Signs and Outdoor Advertising Structures: In any residential zone, an incidental sign not exceeding one ( 1) square foot in area to advertise only home occupations or professional services; such sign may be attached to the building, or may be located on the property of such use, but may be no closer to the street than the building set back line. b. In any zone where agricultural use is permitted, an incidental sign advertising the sale of farm products grown on the premises, such sign shall not exceed 48 square feet in area and shall be so located that it will not interfere with the full view of traffic. c. In any zone, one temporary real estate sign not exceeding six (6) square feet in area for each lot, parcel or tract under twenty-five thousand (25,000) square feet in area. Such sign may be increased in size, or additional signs permitted for each additional twenty-five thousand (25,000) square feet of property advertised. No single sign shall exceed 250 square feet in area, and in no event shall more than two such 250 square 2. One identification sign may be erected for a shopping center or other integrated group of stores or commercial buildings. The area of said sign shall be based on one ( 1 ) square foot for each front foot of building, or buildings, for which it is established; however, it shall not exceed four-hundred (400) square feet in area, nor be closer to the front, side or rear property line, than one-half the distance of the required building set-back. 3. One identification sign may be erected for each separate commercial enterprise situated on an individual lot and operated under separate ownership from any adjoining commercial enterprise. Such sign shall not exceed 80 square feet in area, nor be closer to the front, side or rear property line, than one-half the distance of the required building set-back. 4. Outdoor advertising signs (billboards) are permitted only in commercial and industrial zones under the following conditions: a. Except as otherwise provided herein, signs and outdoor advertising structures are required to have the same set-back as other principal structures or buildings in the zone in which they are erected . b. Where two or more outdoor advertising structures are located along the frontage of a single street or highway they shall not be less than 500 feet apart. A double face, (back-to-back) or a Vtype structure shall be considered as a single structure. c. The total surface area, facing in the same direction, of any outdoor advertising structure shall not exceed 500 square feet. a. 16 �I' 9.3 5. No sign or outdoor advertising structure shall be erected at any location where by reason of the position, size, shape or color, it may interfere with, obstruct the view of, or be confused with any authorized traffic sign, signal, or device so as to interfere with, mislead or confuse traffic. 6. Signs of medical practitioners, commercial and industrial establishments and outdoor advertising structures may be illuminated; however, such illumination shall be concentrated upon the surface of the sign and the sign shall be so located and arranged as to avoid glare or reflection onto any portion of any adjacent highway, or into the path of oncoming vehicles, or onto any adjacent premises. 7. In no event shall any sign, or outdoor advertising structure, have flashing, or intermittent lights, or be permitted to rotate, or oscillate. 8. Signs of a public, or quasi-public nature noting special events of general interest such as a County Fair, public or general election, horse show, etc. shall not exceed 80 square feet in area except by special exception. Such sign shall be removed within ten ( 10) days after the event. ings, fences and other structures which are accessory to nonconforming uses not involving substantial buildings, shall be discontinued and the incidental structures removed within five years from the date of passage of this ordinance. All subsequent use of such land shall be in conformity with the provisions of this ordinance. 9.4 - Nonconforming Uses: The following regulations shall control nonconforming uses in existence at the time of passage of this ordinance. a. If the cost of repair or replacement of a nonconforming use or structure, which has been destroyed by reason of windstorm, fire, explosion or any act of God or the public enemy, exceeds 50% of the total replacement cost of the use or structure, such use or structure shall not be continued or rebuilt except in conformity with the provisions of this ordinance. b . Nonconforming uses or structures in existence at the time of passage of this ordinance shall not be extended, added to or altered unless such extension, alterations or additions are in conformity with the provisions of this ordinance. c. If the nonconforming use of any land or structure shall terminate its activity for a continuous period of time exceeding one year, such use shall not be re-established, and any future use of land and structure shall be in conformity with this ordinance. d. If a nonconforming use is changed to a permitted or more restrictive use in the district in which it is located, it shall not revert or be changed back to a nonconforming or less restrictive use. e. The lawful nonconforming use of land not involving substantial buildings, nonconforming advertising signs and structures which are not necessary to the permitted uses of substantial structures, and temporary, movable or makeshift build- • - Accessory Uses or Buildings: Any use which complies with all of the following conditions may be operated as an Accessory Use: a. Is clearly incidental and customary to and commonly associated with the operation of the Permitted Uses. b. Is operated and maintained under the same ownership and on the same lot or contiguous lot to the Permitted Uses. c. Does not include structures or structural features inconsistent with Permitted Uses. d. Does not include residential occupancy, except for living quarters for farm, domestic or other employees having employment on the premises. e. Accessory buildings, other than farm buildings, shall be located only in the rear yard. f. If an accessory use is carried on within the structure containing the Permitted Uses, the gross floor area within such structure utilized by Accessory Uses (except garages and off-street loading facilities) shall be not greater than; twenty (20) per cent of the gross floor area, but not to exceed three hundred (300) square feet, of a single unit dwelling; ten ( 10) per cent of the gross floor area of a structure containing any Permitted Uses other than a single un it dweITing. g . Fall-out shelters are permitted as accessor.y .JJS8$and structures in any district, subject to the yard and lot coverage regulations of the district. Such shelters may contain or be contained in other structures or may be constructed separately, and in addition to shelter use may be used for any accessory use permitted in the district, subject to the district regulations on such use . Fall-out shelters constructed completely below the ground level, except for a vent not exceeding 30" in height above ground level, may be contained within any yard area . 9.5 - Home Occupations: Any home occupation operated in a single dwelling unit may be operated only if it complies with all of the following conditions: a. Is operated in its entirety within the single dwelling and not in a garage or accessory building, and only by the person, or persons, maintaining a dwelling therein. b. Does not have any employees, or regular assistants not residing in the dwelling; except for offices of doctors, dentists or other similar practitioners . 17 �herein set forth, the determination of the Board of Appeals established under the statute and this Ordinance, shall be conclusive on such question. c. That the dwelling does not have any exterior evidence, other than a permitted sign, to indica,te that the building is being utilized for any purpose other than that of a dwelling. d . That the occupation conducted therein is clearly incidental and secondary to the residential use of the build ing. e. That no goods, or services are sold which are not produced by the immediate members of the family therein. f. Dancing or musical instrument instruction, restaurants, beauty and barber shops, and business or trade shall not be considered home occupations. g . Noise or other objectional characteristic incident thereto shall not be discernible beyond the boundaries of the lot. h. Does not utilize more than twenty (20) per cent of the gross floor area, but not to exceed three hundred (300) square feet, in the single unit dwelling. 9.6 9.8 9.81 - Special Exception, Explanation: In order to make this ordinance flexible to meet the needs of changing trends in development and new technology, the Board of Appeals is authorized to approve the establishment of special exception uses . In this way the ordinance does not become a rigid document that cannot be altered, but serves as a guideline upon which the Zoning Board of Appeals may make enlightened iudgments keeping development within the general philosophy of this ord inance. land and structure uses not specifically mentioned in the foregoing text or possessing unique characteristics may be designated as special uses and, as such, may be authorized by the issuance of a special exception with such conditions and safeguards attached as may be deemed necessary for the protection of the public welfare. Certain types of uses are required to secure a permit to allow them to be placed in one or more zones in which their uncontrolled occurrence might cause unsatisfactory results of one kind or another. A few uses, such as dumps and junk yards, are inherently so objectionable as to make extra regulations and controls advisable even in the zone to which they are permitted. Others, such as gasoline stations, taverns, must be located with discrimination in relation to their surroundings. All the items listed are proper uses of land, but have certain aspects wh ich call for special consideration of each proposal. Because under certain conditions they could be detrimental to the health, safety, or general welfare of the public, the uses listed as Special Exceptions are permitted in certain zones only if granted by the Board of Zoning Appeals. - Screening: Hereinafter every commercial or industrial use occupying land immediately adjacent to a residential district shall have a screening area separating the said commercial or industrial use from adjoining residential districts. The screen shall be in the form of either a wall, fence, or evergreen planting which is compact and maintained in good condition at all times. The height of the screen shall not be less than five feet, except where the screen would interfere with traffic safety, in which case it may be reduced in height to, but not less than, 3 ft. in height. U--: Setback from - Special Exceptions: Lakes, Ponds, Streams, Rivers: Any building constructed on a lot abutting a lake, pond, stream, or river shall be set back at least 100 ft. from the high-water line, except; 9.82 - Special Exception, Filing Request: a. Petitions for the grant of special exceptions shall be filed with the (City, Township or Village) Clerk on forms provided therefor. The petitioner shall submit plans and specifications or other data or exploratory material stating the methods by which he will comply with the conditions specified for each grant of special exception. At the time of filing his request for a grant of special exception, the petitioner shall pay to the Clerk the fee required to cover the cost of advertising and of sending notices and other miscellaneous expenses in connection with this petition. b. The Board shall review· the application and after a public hearing shall grant or refuse the special exception, and notify the petitioner and building inspector and/ or zoning enforcement officer. 1. Those buildings in existence at the time of passage of this ordinance. 2. Where the majority of the property abutting said water line within 500 ft. of a vacant lot has been built upon at the time of passing of this ordinance, the setback of any bu ilding hereafter erected on said vacant lot shall not be required to be greater than, nor shall it be less than, the average setback of the improved properties. 3. One story boat houses used exclusively for boating and bathing facilrties may be constructed at the high-water shore line, but not over the water, however docks, together with temporary boat shelters which are dismantled during the winter months, may be constructed out into the lake beyond the said high-water shore line not more than 50 feet from said shore line. ln the event of a controversy concerning the location of the high-water shore line for the purposes 9.83 • Special Exception, General Provisio'ls: In hearing a request for any special exception, the Board of Appeals shall be governed by the fol- 18 �• lowing principles and conditions: a. The applicant for a special exception shall have the burden of proof, which shall include the burden of going forward with the evidence and the burden of persuasion on all questions of fact which are to be determined by the Board. b. A special exception may be granted when the Board of Appeals finds from the evidence produced at the hearing that: 2. The proposed use will not affect adversely the health and safety of residents or workers in the area and will not be detrimental to the use or development of adjacent properties or the general neighborhood; and 3. The standards as may be set forth for a particular use for which a special exception may be granted, can and will be met by the applicant. 1. The proposed use does not affect adversely the General Plan for phyical development of (_____ _ _ _ _ ) as embodied in this 9 .84 - Specia l Exceptions, Special Provisions: The Board of Appeals may, and is hereby empowered to, add to the specific provi~ions enumerated herein, others that it may deem nec~ssary to protect adjacent properties, the general neighborhood, and the residents and workers therein. (na me of municipality) ordinance and in any Master Plan or portion thereof adopted by (_ _________ ); (nam e of munic ipality) and Section Ten - Amendment Procedures lowing: 1. The name and address of the owner of the land. 2. The street number, if any, or if none the location with respect to nearby public roads serving the land which is proposed to be reclassified. 10.1 - Amendment Procedures: a. Such regulations, restrictions, and boundaries established by this ordinance may from time to time be amended, supplemented, or repealed by the municipality as provided by the applicable State Statute. Requests for amendment of this ordinance may be made by any interested person or governmental agency by submitting an application for the proposed amendment, (or a letter) to the municipal Clerk. A fee, to be determined by the (municipal body), shall be charged to cover part of the cost of the necessary advertising for public hearing. If a Planning Commission has been duly established, which is a separate body from the municipal Zoning Board, the municipal Clerk shall, within five days after acceptance for filing an amendment to the zoning ordinance, transmit a copy of the application to the Commission. The Commission shall submit, prior to the public hearing, a written recommendation on the requested amendment to the Zoning Board, which shall be incorporated in the application file, otherwise approval of the Commission of such request shall be conclusively presumed. b. In case of a text amendment, the applicant shall submit, in writing, the proposed text to be added and/or the existing text to be deleted. c. In case of a map amendment, the applicant shall submit a written statement specifying the fol- 3. A description by metes and bounds, courses and distances of the land, or if the boundaries conform to lot boundaries within a subdivision for which a plat is recorded in the Land Records of Kalamazoo County, then a lot, blo.ck, and subdivision designation with appropriate plat reference. 4. An identification plat prepared by a civil engineer, surveyor, or other competent person, and certified thereon by him to be correct and in conformity with this section, showing the land proposed to be re-classified, or if the boundaries conform to lot boundaries within a subdivision for which a plat is recorded among the Land Records of Kalamazoo County, then a copy of such plat, the land proposed to be re-classified appearing in a color distinctive from that of other land shown on the plat. 5. The area of the land proposed to be re-classified, stated in square feet if less than one ( 1 ) acre and in acres if one ( 1) acre or more. 6. The present classification and the classification proposed for such land. Section Eleven - Effective Date Of Ordinance • following passage ________ _ of Kalamazoo County Michigan . This ordinance shall become effective when a true copy of the same is first published in its entirety 19 �Section Twelve - Repeal Of Prior Ordinance and all amendments thereof are hereby repealed effective coincident with the effective date of the adoption of this ordinance. The zoning ordinance adopted by 20 �, • ) Section Thirteen - Schedule of Lot, Yard and Area Requirements Principal Structure MIN. LOT FRONTAGE, LOT WIDTH (FEET) Single Family ____________ Two-Family ________ Multiple Family MIN. LOT AREA PER DWELLING UNIT (Sq. Feet) Single Family ___________ Two-Family ___________________________ Multiple Family ____________ Multiple Family ____ MIN . FRONT YARD SETBACK MIN. SIDE YARD 2/ (FEET) MIN . REAR YARD (FEET) 1/ (FEET) R-1 R-2 R-3 R-4 200 200 -- 125 150 100 75 100 70 80 100 60 70 75 30 40,000 40,000 20,000 15,000 15,000 8,000 5,000 35 15 35 20 35 25 8,000 5,000 1,000 75 35 2,000 35 10 8,000 5,000 2,000 50 30 1,200 800 1,200 800 1,000 1,000 700 50 20 50 40 15 40 35 10 35 35 10 30 5 5 15 5 5 15 10 5 5 15 15 5 5 15 20 -- -- -- -- MAX. BUILDING OR STRUCTURE HEIGHT (FEET) MAX . BUILDING COVERAGE OF LOT (%) MIN. FLOOR AREA PER DWELLING UNIT (Sq . Feet) Single Family ______________________ Two-Family ___________________ t,) A --- ---- 800 700 600 30 3 / R-5 R-6 25 30 30 5 / 800 700 500 30 3 / 10 4 / 30 6/ 35 10 5 5 5 15 25 5 5 15 25 25 25 15 20 l O 4/ Accessory Buildings MIN. BUILDING SETBACK (SEE Sec. 9.4e.) MIN . SIDE YARD 2/ (FEET) MIN. REAR YARD (FEET) MAX. BUILDING HEIGHT (FEET) MAX. BUILDING COVERAGE (% OF REAR YARD) NOTE : 5 The figures used above have been selected as a basis upon which further refinements can be made. (See other side) �;1 2/ 3/ for major county streets; (2) - 120' right-of- way for state trunklines; ( 3) - 300' right-of-way for expressways. Where the majority of the frontage along one side of a street within 500 feet of a vacant lot has been built upon at the time of passage of this ordinance, any building hereafter erected on said vacant lot shall not be less than the average setback of the improved frontage. The minimum distance between multiple family buildings within a single project area shall be as follows: On corner lots, the width of the side yard adjacent to the side street shall be equal to the front yard setback of the lot adjoining the rear of said corner lot. When the lot adjoining said corner lot along the rear line, does not front on the side street of the corner lot, the side yard shall not be less than 2/3 the front yard setback required for that district. Or equal the height of the building whichever is greater. 4/ Or 1/2 the height of the building whichever is greater. 6/ Or 3/4 the height of the building whichever is greater. Where property is contiguous to an existing or an officially proposed major county street, state trunkline or expressway, the minimum front, side or rear yard contiguous thereto shall be increased in depth so as to permit a: ( 1 ) - 100' right-of-way 22 l. Where buildings are front to front or front to rear; two (2) times the height of the taller building but not less than fifty (50) feet. 2. Where buildings are side to side, if there are no windows on the side walls; a distance equal to the height of the taller building but not less than twenty (20) feet. 3. Where buildings are front to side or rear to side, if there are no windows on the side walls, one and one-half ( 1 ½) times the height of the taller building but not less than thirty (30) feet. 4. Where buildings are rear to rear and side to side with windows on the side walls; one and one-half ( 1 ½) times the height of the taller building but not less than forty (40) feet. 5. When a roadway is located between two (2) buildings, the width of the roadway shall be in addition to the above minimum distance between buildings. �- ) Section Thirteen • Schedule of Lot, Yard and Area Requirements C-1 C-2 C-3 C-4 1-1 1-2 1-3 MIN . LOT FRONTAGE, LOT WIDTH (FEET) None None 200 150 300 150 150 MIN . LOT AREA (SQ. FT. ) None None Principal Structure ·- · -··MAX. BLDG. OR STRUCTURE HEIGHT (FEET) MAX . BLDG. COVERAGE OF LOT (%) MIN . FRONT YARD SETBACK MIN . SIDE YARD 2/ MIN . REAR YARD (FEET) 1/ ------------- ·-·------· 20,000 50,00C 35 100 100 20 30 20 30 30 10 10 50 50 100 50 50 _ None None 25 25 50 25 25 None None 25 25 50 25 25 _____ None None 25 10 25 15 15 None None 25 10 25 15 15 15 15 15 15 15 15 15 10 10 10 10 10 10 10 - 35 3/ 35 50,000 200,000 35 - (FEET) 40,000 3/ 3/ 35 3/ 35 3/ 35 3 / Is) w Accessory Buildings MIN . BLDG. SETBACK (SEE SEC. 9.4 e.) MIN . SIDE YARD 2/ MIN . REAR YARD (FEET) ·-- (FEET) ---·--··--- --- MAX. BLDG. HEIGHT (FEET) _____ MAX. COVERAGE (% OF LOT) - --- ---- Nole: The figures used above have been selected as a basis upon which further refinements can be made . (see other side) �1/ Where the maiority of the frontage along one side of a street within 500 feet of a vacant lot has been built upon at the time of passage of this ordinance, any building hereafter erected on said vacant lot shall not be less than the average setback of the improved frontage. 2/ On corner lots, the width of the side yard adjacent to the side street shall be equal to the front yard setback of the lot adjoining the rear of said corner lot. When the lot adjoining said corner lot along the rear line, does not front on the side street of the corner lot, the side yard shall not be less than 2/ 3 the front yard setback required for that district. district as specified above, or a minimum of 25 feet whichever is greater; and said use or activity shall be effectively screened by compact evergreens, fence or wall, from any adiacent residential district. Where property is contiguous to an existing or an officially proposed major county street, state trunkline or expressway, the minimum front, side or rear yard contiguous thereto shall be increased in depth so as to permit a: ( 1) - 100' right-of-way for major county streets; (2) - 120' right-of-way for state trunklines; (3) - 300' right-of-way for expressways. 3/ The setback or yard area of any commercial or industrial use, or activity associated thereto, maintained on a parcel of land adjacent to a residential district shall be two times that required within the 24 Unless that portion of the building extending beyond 35 feet in height is setback from each lot line one additional foot, beyond the minimum requirement, for each foot in height above 35 feet. �• Section Fourteen - Standards Required of Special Exception Uses is necessary to protect adjacent properties, the general neighborhood and the residents and workers therein. Special Exception uses shall comply with all of the standards as specified herein. The Board of Appeals may add to the standards as provided where it Special Exception Use Minimum Required Standards* An imal hospital & kennel _ _ _ _ _ _ _ _ _ _ ________________________________ _ Asphalt & concrete ready-mix plant ___________________________ Automobile repair garage _____ _ ___ _________________________ _ Bar, tavern & night club ___________ ____ _ _ _ _ _ _______________________________ _ 2,4,5e 2,4,5f 2,4,5d,8 2,4,5e Bus or truck terminal _ _ _ - - - - -------------------------------------- 2,4,5e Care home __ _________ ____ ______ _ ______ . ___ ---------------- __ _ ____________ _ 3,5a 2,3,5a Cemetery _ Church _ 1,5b --- --------- - - Club, private non-commercial _____ . __ _ ____________________________________ Drive-in theater __ _ ______________ _ _________________________ Dump _ _____________ . _ _ _ _ _________ ____________________________________ Earth removal, excavations commercial ____ _ _______________________________ Gasoline service station _____ _ _____________ Golf courses ___ _____ _____________________ Gravel processing & quarrying _ _ _ ___ _ __ ___ _ Hospital _ _ . ________ -------------------------------__________ . ________ _______________ 1,4,5b 2,5f,9 2,5f,9 2,5e 2,4,5d,7 2,3,5d 2,4,5f 2,3,5c Institutions, charitable, eleemosynary, philanthropic ------------------------------Junk yards, building material salvage yard ------------------------------ _ Kennel ___________________ _ _ _ _ _ _ _ _ _ _ ------------------· ___________________ Liquor, package sale _ _ _ _ _ _ _ _ _ _ ----------------------------Medical clinic _ __________ ----------------------------------------Mobile home sales ____ _ _ _ _ ______ _______________ ______ _______ ___________ Nursery, childrens _ _ ____ ____ _______ -----------------------------------Offices & office buildings __ _ ____________ _ _ _ _ ____ _________________ l ,3,5c 2,4,5f,9 2,4,5e 5d l ,4,5a 2,4,5e 1,4,5a 2,4,5a Public utility buildings & structures _________________________________________ l ,4,5a,9 Quarrying __ _ _ __ __ __ _______________________________________ 2,4,5f Recreation, commercial; outdoors __ ______ _ ______________________________ _ 2,4,5e Riding stable; race track; commercial ______________________ -------------------------------- _ 2,4,5f School, parochial and private _______________________________ ____________________ 1,5b Slaughter house ______________________ _ _________________ _ 2,4,5f Truck terminal ________ _________ _______________ _____________________________________ _ 2,4,5e Used car lot __ ----------------------------------- ____________________________ _ 2,4,5e,8 Volunteer or municipal fire station ______________ ________ __ ____ _ _____ _ ______ _ 2,4,5e • * The minimum required standards enumerated below are referred to by the numbers following each special exception use. 1. The use shall have frontage on an existing or officially proposed road having a Primary or greater classification. 2. The use shall have frontage on an existing or officially proposed road having a Major or greater road classification . 3. The use shall have off street parking facilities to satisfy average parking needs. 4. The use shall have off street parking fac:l ities to satisfy peak parking needs. 5. Buildings and activities shall not be closer than the specified number of feet to ad jacent residential properties. a b c d e f 6. 25 - 25 50 100 200 500 1000 feet feet feet feet feet feet Public utility buildings shall, whenever practicable, have an exterior appearance similar to those buildings in the immediate area. The public utility buildings and structures shall have suitable landscaping, screen planting and fencing whenever deemed �mitted outside of a closed structure. necessary by the Board of Appeals. 7. Gasoline pumps or other service appliances shall be set back at least 20 feet from the lot line. 8. No major repairs or dismanteling shall be per- 9. 26 The use shall be enclosed by a solid wall or compact screening of suitable material as determined by the Board of Appeals and shall not be less than 6 feet in height. �- Section Fifteen - Table of Uses X - Permitted Uses S. E. - Special Exception Uses USE A-1 R-1 R-2 R-3 R-4 R-5 R-6 C-1 C-2 S.E. Animal hospital and kennel X Apartment houses _ Appliances, household Asphalt and concrete, Ready-mix plants X S.E. - I X 1-2 I I X I I : X X X X X X I S.E. S.E. S.E. S.E. X X X X I X X I X X S.E. S.E. S.E. S.E. S.E. S.E. S.E. S.E. S.E. S.E. X I I X S.E. S.E. S.E. -- S.E. X S.E. X X I Care Home S.E. X I Bowling Alleys Bus or truck terminal I X I I X Clothing and dry goods X Clubs, private non-commercial X Construction and farm equipment sales X - Contractor's equipment yard --Contractor's work shops ~ 1-3 S.E. I Boats and equipment sales Books, stationery and newspapers Cemeteries Churches 1-1 I ~ s , savings and loan associations Bar and Tavern Barber and beauty shop " X C-4 ! I Automobile repair garage Automobile Sales room and adjoining outdoor sales area -Bakery, retail sales only "' C-3 products, retail sales only Drive-in eating establishments Drive-in theatre X Drugs and pharmaceuticals X X X X --- X -- X l X X X S.E. - I X X X �USE A-1 R-1 R-2 R-3 R-4 R-5 Dry cleaners, pickup station R-6 C-1 C-2 C-3 X X X C-4 1-1 Earth removal, excavations; commercial S.E. S.E. S.E. X Farm equipment, sales X X Florist and garden shop X X X Funeral establishments X X X Furniture and household furnishings X X X Garden shop X X X S.E. S.E. S.E. X X X Gasoline service stations Gift shop Golf courses S.E. S.E. S.E. S.E. S.E. S.E. 00 X Gravel processing and quarrying S.E. Greenhouse and nursery X X Groceries and foodstuffs X X X Hardware and building supplies X X X Hobby shop X X X Home occupations X X Hospital X X X X S.E. S.E. S.E. S.E. Hotel X X Ice and cold storage plant Institutions, charitable, eleemosynary, philanthropic S.E. X S.E. S.E. S.E. S.E. S.E. Junk yards, building material salvage yards S.E. Kennel Laundromat, laundry and dry cleaning pickup station Liquor, package sales X S.E. Grain equipment and processing "-> 1-3 S.E. Dump Farming or agriculture 1-2 S.E. S.E. X X X S.E. S.E. S.E. S.E. �USE • ) A-1 R-1 R-2 R-3 R-4 R-5 R-6 C-1 C-2 C-3 C-4 1-2 1-1 X Lumber, fuel and feed yards 1 Mach ine shop Manufacturing; indoors S.E. Medical cl inic S.E. I S.E. S.E. X Mobile home parks X Night club I S.E. Nursery, childrens S.E. 7 - S.E. Offices and office buildings i Outdoor advertising signs (billboards) I Photography store X S.E. - X ~ X X X X X X X X X X X X X ,--- X Printing, lithographic, blueprinting and similar uses X X X X X S.E. S.E. S.E. S.E. S.E. I X X S.E. X X X X S.E. S.E. S.E. S.E. X Radio and television, sales and service Recreation, commercial; indoors Recreation, commercial; outdoors X X X X X X X X X X X X X X X X X X X X l-- Restaurant Retail, commercial uses, as provided in the ordinance Riding stable, race track; commercial S.E. S.E. X X X X X I X X S.E. X S.E. ' Residential, two family Schools, parochial and private S.E. S.E. Quarrying Residential, multiple family Residential, single family X X X Nursery, greenhouse Offices, business and professional I X X Mus ic and dancing schools Public utility buildings X S.E. Motel Publicly owned and operated buildings and uses X - I Mobile home sales ,0 X X Machinery and heavy equipment sales; indoors ,..:, 1-3 S.E. S.E. S.E. X X X X S.E. S.E. S.E. S.E. S.E. S.E. - �USE Shoe sales and repair A-1 R-1 R-2 R-3 R-4 R-5 R-6 C-1 C-2 C-3 X X X C-4 1-1 1-2 S.E. Slaughter house Stationery supplies X X X Storage and warehousing Tailoring and dressmaking X X X S.E. S.E. Used car lot S.E. S.E. Volunteer or municipal fire station X X S.E. X S.E. c.> Any uses not designated as either a permitted or special exception use in one or more of the above districts, are prohibited, unless they are granted a special exception by the Board of Appeals as provided in this Zoning Ordinance. Note: X X Warehouses; fully enclosed 0 X X Truck terminal Variety store, antiques, gifts 1-3 X X X �• - Section Sixteen Suggested Zoning Map Screen and Color Guide District Screen • A- Agriculture D R- 1 Residential CJlillJ R- 2 Residential R- 3 Residential R- 4 Residential R- 5 Residential - R- 6 Residential C- 1 Commercial C- 2 Commercial C- 3 Commercial C- 4 Commercial 1- 1 Industrial ---~ 11 ~~7~•!•.~ t-~:~ 'l;,'~ hly_:, </ji:lt!'.l• 1if!•,]P.~~-;."~ Pattern Number * Color Pencil Number** Z-444 RP 25 Green 913 BP 3 Yellow 915 BP 29 Yellow 915 BP 18 Yellow 915 BP 35 Yellow 915 BP 28 Yellow 915 BP 109 Yellow 915 BP 34 Red 923 BP 62 Red 923 BP 77 Red 923 BP 83 Red 923 BP 25 Gray 937 BP 52 Gray 937 BP 170 Gray 937 .\~:~-.:. ~~~"::f., 1- 2 Industrial l,Zf-:'0,~\{.=, ~.1:(. ,. ....~ ~l9,, .. , ~,Lr,~1-:ri '> 1- 3 Industrial " .6-J• .,,~, ...."·,.~ ..~J.T,~,j., +;~A';,1:•~•1:••-. ~·.·!·•.•.~~-,.4:! J * Zip-A-Tone or Blue-Zip ** Prismacolor pencils 31 � 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 Kalamazoo-County_Model-Zoning-Ordinance_1962 Creator An entity primarily responsible for making the resource Kalamazoo County Planning Department, Kalamazoo County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1962-12 Title A name given to the resource Model Zoning Ordinance Description An account of the resource The Model Zoning Ordinance for Kalamazoo County was prepared by the Kalamazoo County Planning Department in December 1962. Subject The topic of the resource Zoning--Michigan 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/a90eca7928f63b81425622cf823e5668.pdf 0ac96ef948cb33e1e45843015b514a14 PDF Text Text Model Subdivision Ordinance I (/) C: ID C u;< 5 z 0 lJ 0 z ······•·•·····•·· ···•···•···•··· ············•···· ··· ····················· > z 0 m Prepared by: Kalamazoo Metropolitan County Planning Commission Date: July 1992 �Model Subdivision Ordinance Prepared for Local Units of Government Located within Kalamazoo county, Michigan ICALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION �I KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION John Conlon, Chair Fran Bell Sonny Damvelt Rodney Dragicevich Gene Rector Betsy Rice Walter Schneidenbach Belden Smith Edie Smith Tim Snow Robert Soltis DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT STAFF Dean J. Holub, Director Richard M. Jones, Senior Planner Steven Leuty, Recycling Coordinator I I I I I I I I I I I I I I I I ii I �I I I I I I Introduction In June of 1991, work began on revisions to the county's Model Subdivision Ordinance. The previous ordinance was developed in 1965 under different economic and developmental conditions. The Metropolitan County Planning Commission revised the model because it recognized that subdivision development and the legal parameters governing subdivision development have changed. Like other models, this tool attempts to provide standards for subdivision development to avoid and deter haphazard subdivision design and layout. These standards were prepared from a variety of sources and reflect many of the minimum requirements which should be imposed to ensure effective, safe, and aesthetic subdivision development. A subdivision ordinance is only one tool with which local governments can regulate growth and development. Other instruments which indeed have a greater affect upon land uses and their potential locations are the Comprehensive Development Plan (or Land Use Plan) and the municipal zoning ordinance. While the Comprehensive Plan and the zoning ordinance ordain where and under what conditions certain land uses are allowed, subdivision ordinances determine the specifics of how it shall be done. Assistance in the development of this ordinance was provided by planners from the firms of Gove Associates and Wilkins and Wheaton Engineering, the Subdivision Control Unit of the Michigan Department of Commerce, and the law firm of Bauckham, Sparks, Rolfe, & Thomsen. The model was adopted by the Metropolitan County Planning Commission on May 7, 1992. CAVEATS It is the intent of this model to provide general standards for subdivision development. Adoption, in whole or in part, should not occur until the municipality has consulted with its legal counsel. The regulatory intent of the municipality should determine whether this model ordinance should be adopted in its entirety or otherwise. Modifications to suit local conditions should also be considered. Moreover, portions of this model may be used to embellish or strengthen an existing subdivision ordinance. ' ' iii �Table of Contents Article one Section 100.0 General Provisions Tit le . . . . . . . . . . . . . . . . . . . . . . . . -. . . . . . . . . . . . . . . . . . . . . . . . 1 Intent and Purpose. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Author i ty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Planning Commission Authority ••...•••••••••••..•.••.• 2 Scope. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Conformance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Jurisdiction, Major Subdivisions •.•••••••.•.••....... 2 Jurisdiction, Minor Subdivisions .••••••••••..•.•.•... 3 Interpretation •..••.••.••.••••••••.•.••..••..••.••.•• 3 Issuance of· Building Penni ts. • • • • • . . • . • . • • • • • • . . . • • . . 3 Conflict . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Separabi 1 i ty. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Saving. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Repealer. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 3 3 4 Amendments • • • • • . • • . . • . . • . . . • . . • . . . • • • • • • • • . . • • • . . • . • • 4 Conditions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Enactment. • . . . • • . . . . . . . . . . . • . • • • . . . • • . . . • • . . . . . . . . . . • 4 Article Two Section 200.0 Definitions ...••...•...•.•••••••..........•. 5 Article Three Section 300.0 Administration and Enforcement .•••••........ 11 Violations and Penal ties ....•••..•••.......••..•••.•. 11 Civil Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Variance Conditions •.•.....••••••.••.•••..••.••••.•.• 12 Variance Procedures ••.•••.••.•••.••••••.•......•..••. 12 Article Four Section 400.0 Preliminary Plat Procedures ••.....•••.•••••. 13 Tentative Preliminary Plat Submission ••••••.••.•..••. 13 Tentative Preliminary Plat Plan Requirements ••••.•.•• 13 Tentative Preliminary Plat Public Hearing •.......••.. 15 Tentative Preliminary Plat Evaluation .••......••.•... 15 Tentative Preliminary Plat Review/Recommendation ..•.• 15 Tentative Preliminary Plat Action •••....•••.....•.•.• 16 Preliminary Plat Submission ••.•••••......•..••.•..•.• 16 Preliminary Plat Plan Requirements •••••.•••.••..•.•.• 17 Preliminary Plat Action ••.••••••••....•.•.•.••••••... 17 Waiver of Tentative Preliminary Plat ••••••...•••.•.•. 17 Submission to Planning Cornmission ••.••..••••..•• 18 Approval by Governing Body ..•••••.•.•...•.•••••• 18 . Final Plat Submission Requirements .••...•••••......•. 19 Final Plat Review and Approval •••••••............•... 20 Article Five Section 500.0 Assurance for Completion of Improvements •••• 21 Acceptable Guarantees ......•.•.••.•.•..•.....•••.•... 21 Remuneration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Acceptance of Dedicated Offers ..•.•••••..••••••.•..•. 22 iv -~- -~~- -- - - �Penalties for .Failure to· Complete Improvements •.••••• 22 Acceptance of Escrow Funds ••.....•.••••••••••••••.••• 22 Issuance of Building Permits .•••••••••••••••.•••••••• 23 Issuance of Occupancy Permits •.••.••••••••••.•••.•••• 23 Model Homes • ..•••.•••.•••.•....•.••••••..•...•••••••. 2 3 Article six Section 600.0 Design Criteria .•••••••.•••••.•..•..•••.••.. 24 Street and Road System Design .•••••••••.•••......•... 24 Curb and Gutter . ............•...•••.•...•...•....•... 2 5 Walkways and Bicycle Pathways •..••••.••...•••••.••.•. 25 Lots •••••••.•...........•.....••••••••...•.•••••.•..• 2 6 Blocks ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Utilities . ........................................... 2 7 Article seven Section 700.0 Subdivision Construction Plans ••.••••••...•. 29 Required Improvements ............•••••••••••..••.•.•• 29 Improvement Inspections ..•..••..•.•••••••••...•••.•.. 31 Appendices Flow Charts: Process for Tentative Approval of Preliminary Plat ..• 33 Process for Waiver of Tentative Preliminary Plat .••.. 34 Process for Preliminary Plat Approval .••••..•••..•••. 35 Process for Final Plat Approval ...••••.••••••••.••••. 36 Responsibility Checklist ••••••••••••••••••.•••••••••• 37 V �I I I II KALAMAZOO COUNTY MODEL SUBDIVISION ORDINANCE ARTICLE ONE SECTION 100.0 GENERAL PROVISIONS 101.0 TITLE The following ordinance shall be known and may be cited as "The Subdivision Ordinance of ( Name Municipality)." 102.0 INTENT AND PURPOSE This Subdivision Ordinance is designed to regulate the division of land within ( Name Municipality) for the following purposes: A. To promote public health, safety, and general welfare. B. To facilitate the orderly development, layout, and use of land and guide future growth according to the Comprehensive Development Plan. c. To require adequate and suitable land for building sites and public improvements while preventing overcrowding of the land due to congestion of population. D. To provide for adequate drainage of land areas, proper ingress and egress to subdivided lots. E. To protect and conserve the value of land throughout the municipality and the value of buildings and improvements upon the land, and to minimize the conflicts among the uses of land and buildings. F. To promote the proper surveying and monumenting of land subdivided and conveyed by accurate legal descriptions; and procedures for subdivisions and resubdivisions of land. G. To provide flexibility and ease of platting on and near environmentally sensitive lands; to provide for public open space, green areas, and recreational areas. H. To provide the most efficient relationship between the uses of land and buildings and the circulation of traffic throughout the municipality, particularly to avoid congestion on streets and highways, and the pedestrian traffic movements appropriate to the various uses of land and buildings, and to provide for adequate connection and accessibility to neighboring lands. I. To prevent the pollution of air, streams, and ponds; to assure the adequacy of drainage facilities; to safeguard ground water supplies; and to encourage the wise use and management of natural resources throughout the jurisdiction. 1 �J. To provide for open spaces through the most efficient design and layout of land. K. To provide for approvals to be obtained by subdivid 7rs prior to the recording and filing of pl~t~; _to provide for the reservation of easements for utilities. L. To provide penalties for violations of the provisions of this ordinance. 103.0 AUTHORITY This ordinance is enacted pursuant to the authority granted by the Subdivision Control Act of 1967, P.A. 288 of 1967 as amended. 104.0 PLANNING COMMISSION AUTHORITY The Planning commission authority for review and enforcement of this subdivision ordinance is enacted under (Name Appropriate Enabling Legislation). 105.0 SCOPE This ordinance shall not apply to any lot or lots forming a part of a subdivision created and recorded prior to the effective date of this ordinance, except for the further division of an existing lot. 106.0 CONFORMANCE All plats under this ordinance shall conform to all zoning ordinance provisions for the district in which the proposed plat is to be located and all other ordinance provisions of the municipality. 107.0 POLICY A. Land to be subdivided shall be of such character that it can be used safely for building purposes without danger to health or peril from fire, flood, or other menace, and shall not be subdivided until proper provision is made for drainage, transportation, water and sewerage facilities, and it can be proven that these amenities presently exist and have adequate capacity to serve the proposed subdivision. B. All attempts shall be made to connect new subdivisions to public water and sewage facilities. New subdivisions located within an existing or proposed service area district for water or sanitary sewer shall be required to connect to those facilities. 108.0 JURISDICTION, MAJOR SUBDIVISIONS T~is subdi~ision ordina~ce_shall a~p~y to all Major subdivisions of land defined herei~, _locat 7d ~ithin the 1 7m7ts of (Name Municipality). No land shall be subdivided within (Name Municipality) until: A. T~e subdivider or its ~g 7nt has submitted a preliminary plat to the municipal planning commission; B. The plat has obtained preliminary and final plat approval from the municipality; 2 I �c. The approved final plat is filed and recorded by the Kalamazoo County Clerk/Register. 109.0 JURISDICTION, MINOR SUBDIVISIONS This subdivision ordinance shall not apply to minor subdivisions of land defined herein and shall also exclude cemeteries, lot splits, partitions, and divisions of land pursuant to court decree in the settlement of a decedents es~ate. (Optional) Minor subdivisions shall be regulated by the municipality pursuant to the Municipal Land Division Ordinance. I I I 110.0 INTERPRETATION In their interpretation and application, the provisions of this ordinance shall be held to be the minimum requirements for the promotion of the public health, ~afety, and general welfare. 111.0 ISSUANCE OF BUILDING PERMITS No building permit or certificate of occupancy shall be issued for any parcel or plat of land which was created by subdividing after the II effective date of, and not in conformance with, the provisions of this .. subdivision ordinance, and no excavation of land or construction of any public or private improvements shall take place or be commenced except in • conformance with this ordinance. ~ 112.0 CONFLICT This ordinance are not intended to interfere with, abrogate, or annul any other ordinance, rule, or regulation, statute, or other provis.ion of law. Where any provision of this ordinance imposes restriction different from those imposed by any other provision of this ordinance or any other ordinance, rule or regulation, or provision of law, whichever provisions are more restrictive or impose higher standards shall control. 113.0 SEPARABILITY If any part or provision of this ordinance or application thereof to any person or circumstances is adjudged invalid by any court of competent jurisdiction, such judgement shall be confined in its operation to the part, provision, or application directly involved in all controversy in which such judgement shall have been rendered and shall not affect or impair the validity of the remainder of this ordinance or the application thereof to other persons or circumstances. The municipal planning commission and the governing body hereby declares that it would have enacted the remainder of this ordinance without any such part, provision, or application. 114.0 SAVING PROVISION This ordinance shall not be construed as abating any action now pending under, or by virtue of, prior existing subdivision ordinance, or as discontinuing, abating, modifying, or altering any penalty accruing or about to accrue, or as affecting the liability of any person, firm, or corporation, or as waiving any right of the municipality under any section or provision existing at the time of adoption of this ordinance, or as 3 �vacating or annulling any rights obtained by any person, firm, or corporation, by lawful action of the municipality except as shall be expressly provided for in this ordinance. 115.0 REPEALER Upon the adoption of this ordinance according to law, the Subdivision Ordinance of (Name Municipality) adopted (Date), as amended, are hereby repealed, except as to such sections expressly retained herein. 116.0 AMENDMENTS For the purpose of providing for the public health, safety, and general welfare, the municipal planning commission or governing body may from time to time amend the provisions imposed by this subdivision ordi~ nance. Public hearings on all proposed amendments shall be held by the planning commission as prescribed by law. 117.0 CONDITIONS Regulation of the subdivision of land and the attachment of reasonable conditions to land subdivision is an exercise of valid police power delegated by the state to this municipality. The developer has the duty of compliance with reasonable conditions laid down by the planning commission and governing body for design, dedication, improvement, and restrictive use of land so as to conform to the physical and economical development of the municipality and to the safety and general welfare of the future plot owners in the subdivision and of the community at large. 118.0 ENACTMENT In order that land may be subdivided in accordance with these policies, this subdivision ordinance are hereby adopted, (see resolution number _ _ _ , dated _____ , signed by the municipal clerk and appropriate elected official). �I I I I I I I I - ARTICLE TWO SECTION 200.0 DEFINITIONS Annlicant: the owner of land proposed to be subdivided or his representative. Consent shall be required from the legal owner of the premises. As-Built Drawings: construction plans revised in accordance with all approved changes made in the field on a site. Bond: any form of security including a cash deposit, surety bond, collateral, property, or instrument of credit in an amount and form satisfactory the governing body. All bonds shall be approved by the governing body wherever a bond is required by this ordinance. Block: an area of land within a subdivision which may contain lots and is usually bounded by a combination of streets, but may be bounded by public parks, cemeteries, other right of ways, shorelines of waterways, or other boundary lines. Building: a structure, of more or less permanent construction, having a roof and intended to be used for sheltering people, animals, property, or business activities. Building Line: a line beyond which any enclosed portion of a building such as a porch or vestibule shall not project, which is more or less parallel to the road right-of-way, shore of lake, edge of a stream, or other property line. Center line: a line marked or painted upon a roadway which separates opposing traffic or where not delineated, shall be an imaginary line equidistant from the face of opposite curbs lines or lateral lines of the roadway. Collector Road: a road intended to move traffic from local roads to secondary arterials. A collector road serves a neighborhood or large subdivision and should be designed so that no residential properties face or exit on to it. These are identified on the Master Plan for Streets and Highways in the Comprehensive Plan of ( Name Municipality). Common Open Space: an area within a subdivision held out of development by the proprietor and designed for the common use or enjoyment of the subdivision residents, which may contain such complimentary features as are necessary and appropriate for the use or enjoyment of the subdivision residents. This may include common open space areas for recreational use, wildlife, plant preserves or nature study areas. Comprehensive Plan: the Master Plan of the municipality. Cul-de-sac: a minor street having only one outlet and a terminal end that facilitates ease of traffic reversal. 5 �Dead end street: a street having only one outlet for vehicular traffic which does not meet the definition of a cul-de-sac. Plats containing such streets shall not be approved. Dedication: the transfer of property from private to public ownership. Detention pond: a facility constructed to impound or retard peak storm water runoff temporarily. Developer: any person who causes land to be divided and developed. Consent shall be required from the legal owner of the premises. Easement: a grant by the land owner to another party for the specific and limited use of that land. Easement. Drainage: an acquired lggal right to use land owned by others for the purpose of construction, operation, or maintenance of storm or sanitary drainage features. Escrow: a deposit of cash with the local government in lieu of an amount required and still in force on a performance or maintenance bond. Such escrow funds shall be deposited with the municipality. Final Plat: the map or plan or record of a subdivision and any accompanying material, as described in this ordinance. Frontage: that side of the lot abutting on a street or which is intended to be adjacent to a street. Floodplain: an area in or adjacent to a waterway or other water channel or drain which is subject to periodic flooding at least once in every 100 years (100 year floodplain) and which area would be adverse to past, current, future construction or prudent land use as to constitute a significant hazard to public health, safety, or welfare. Grade: the slope of a road, street, or other public way, specified in terms of a percentage (rise divided by run times 100). Governing Body: shall be the legislative body of any city, village, or township. Joint Ownership: Joint ownership among persons shall be construed as the same owner for the purposes of imposing this subdivision ordinance. Land: all geographic areas occupied by or with real property. Licensed Engineer: an engineer licensed and registered in the State. Licensed Land Surveyor: a land surveyor licensed and registered in the State. 6 • • • �I I I I I I I I - Local Government: for the purposes of this ordinance, any city, township, or village authorized by law to enforce subdivision ordinances. Local Road: a road intended to provide access to collector roads from ~ndividual properties and as described on the Master Plan for streets and Highways in the Comprehensive Plan of (Name Municipality). Lot: a measured portion of a parcel or tract of land, which is described and fixed in a plat or which serves as a unit of the transfer of ownership or for development. Lot, Corner: a lot which is typically situated at the intersection of two (2) streets, but may be between a street and a public park, waterway, or easement for public purposes. Lot, Depth: the mean horizontal distance between the front lot line and the rear lot line, or the distance between the midpoint of the front lot line and the midpoint of the rear lot line. Lot, Width Minimum: is established in the zoning ordinance based upon the particular zone in which the proposed plat is located, and shall be considered that horizontal distance between side lot lines measured at the setback line. Lot Improvement: any building, structure, place, object, or improvement of the land on which it is situated which constitutes a physical betterment of real property, or which may increase the value of such real property. Lot Line, Front: the line separating the lot from the street. Lot Line, Rear: ordinarily, that line of a lot which is opposite from the front lot line. In a triangular or other oddly shaped lot, the rear lot line shall be determined by the governing body if required. Marginal Acc,e ss Street: a local street which is more or less parallel and adjacent to arterial streets and which provides access to abutting properties and protection from through traffic but does not carry through traffic. Major Subdivision: all subdivisions of five (5) or more lots created within a ten (10) year period being less than ten (10) acres in size, or any subdivision requiring any new streets or the extension of any utilities, or creation of any public improvements. Excluding, however, the following subdivisions: cemeteries; those subdivisions required as part of a judicial settlement or affected by testatory or intestate provisions; the conveyance of land or interest therein for use as right-of-way for any public facilities or pipelines which does not involve any new streets; the sale or exchange of parcels of land between owners of adjoining and contiguous lands if additional lots are not thereby created and the land from which the parcel is sold or exchanged is not reduced below the minimum size required by this ordinance or other applicable ordinance; a conveyance made to correct errors in a prior conveyance. 7 �Master Plan for Streets and Highways: official map and accompanying text which is a part of the Comprehensive Plan, which portrays and classifies all existing and proposed roads, streets, and thoroughfares within the local unit of government. (See official map and text) Master Plan: the Comprehensive Plan or Official Land Use Plan for development within the unit of government, prepared and adopted by the Planning Commission, pursuant to State Law, and including any part of such plan separately adopted, and any amendment to such plan, or parts thereof. Minor Subdivision: any subdivision containing or creating less than 5 lots, which is not in violation of the Subdivision Control Act, or which is not classified as a major subdivision, or which does not involve a new street or road, or the extension of facilities, or the creation of any public improvements, and not adversely affecting the remainder of the parcel or adjoining property, and not in conflict with any provision or portion of the Comprehensive Plan or Maps, Zoning Ordinance, or this ordinance. Nonresidential Subdivision: a subdivision whose intended use is other than residential, such as commercial or industrial. Such subdivisions comply with the applicable provisions of this ordinance. Outlet: when included within the boundary of a plat, means a lot set aside for purposes other than a building site, park or land dedicated to public use or reserved to private use. Owner: any person, group of persons, firm or firms, corporation or corporations, or other legal entity having title to or sufficient proprietary interest in the land sought to be subdivided under this ordinance. Pedestrian Way: a separate right-of-way dedicated to or reserved for public use by pedestrians, which crosses blocks or other tracts of land, or which may connect buildings, structures, or other uses of land for the purpose of facilitating pedestrian access to adjacent street, properties, structures, parking lots, and other uses of land. This may include sidewalks, or other similar walkways constructed of asphalt, wood chips, or other materials. Planning Commission: the Planning or Zoning Board or Planning Commission, or other body responsible for review and recommendations or actions on proposed developments. Plat: a map or chart of the subdivision of land. Preliminary Plat: a map showing the salient features of a proposed subdivision submitted to the municipality for the purposes of preliminary consideration by the municipal planning commission and/or governing body. 8 �I I I I I I I I ' Primary Arterial: a . road intended to move traffic to and from major attractors such as shopping centers, central business districts, regional shopping malls, colleges and universities, military installations and similar traffic generators within the local unit of government, and/or as a route for traffic between neighboring communities, and as designated on the Master Plan for Streets and Highways in the Comprehensive Plan. Private Road. a road not open or dedicated to the public use which may serve more than one dwelling, but which shall be built according to Kalamazoo County Road Commission, or other municipal standards and shall be approved by the municipality prior to final plat approval. Public Improvement: any or all of the following: grading; road; pavement; curb; gutter; sidewalk; water main; sanitary sewer line; storm sewer line; retention and detention areas; leechate basins; curb cut; side walk and driveway entrances; right of way; guard rails; retaining walls; sodding; landscaping and plantings; or other facility for which the local government may ultimately assume responsibility for maintenance and operation, or which may affect an improvement for which the local government responsibility is established. Proprietor: as used herein shall be deemed to include any person, firm, association, partnership, corporation, or any combination of these entities which have ownership rights to property. Right-of-Way: a strip or area of land occupied or intended to be occupied by a street, crosswalk, railroad, electric transmission line, oil, gas pipeline, water main, sanitary or storm sewer main, shade trees or other use. The right-of-way shall not be included within the dimensions of any lot or parcel adjoining such right-of-way. Such right-of-ways shall be dedicated to the public use by the maker of the plat on which the right-of-way is established. Right-of-Way, Width for Roads: the distance between property lines measured at right angles to the centerline of the street. Roads, Classification: the classification of each street based upon its location within its respective zoning district and its present and expected future traffic volume and its relative importance and function as specified in the Master Plan for Streets and Highways in the Comprehensive Plan. The required improvements shall be measured as set forth for each street classification on the Master Plan for Streets and Highways. Secondary Arterial: a road intended to collect and distribute traffic in a manner similar to primary arterials, except that these roads service minor traffic generating areas such as community commercial areas, primary and secondary educational buildings hospitals, major recreational areas, churches, and offices, and/or designed to carry traffic from collector streets to the system of primary arterials. 9 �Setback: the distance between a building or proposed building or structure and the street right-of-way, or where no right-of-way is present, that distance as measured from the building or proposed building or structure to the nearest property line. Subdivision or Subdivide: the partitioning or dividing of a parcel or tract of land by the proprietor thereof or by his heirs, executors, administrators, legal representatives,· successors or assigns for the purpose of sale or lease of more than one year, or of building development, where the act of division creates 5 or more parcels of land each of which is 10 acres or less in total area; or 5 or more parcels of land each of which is 10 acres or less in area are created by successive divisions within a period of 10 years. Subdivision Control Act: Michigan Act 288 of Public Acts of 1967, as amended. 10 �i I I I I I I I I . ARTICLE THREE SECTION 300.0 ADMINISTRATION and ENFORCEMENT It shall be the duty of the ( Name Municipal Official ) to enforce this ordinance and to bring to the attention of the ( Name Municipal Official or Attorney ) any violations or lack of compliance herewith. A. No owner, or agent of an owner, of any parcel of land located in a proposed subdivision shall transfer or sell any such parcel before a plat of such a subdivision has been reviewed by the ( Name Municipality), in accordance with the provisions of this ordinance, and filed with the Kalamazoo County Clerk/Register. B. The subdivision of of metes and bounds description with the intent of evading this described subdivisions shall be tained in this ordinance. any lot or any parcel of land, by the use for the purpose of sale, transfer, or lease ordinance, shall not be permitted. All such subject to all of the requirements con- C. No building permit shall be issued for the construction of any building or structure located on a lot or plat subdivided or sold in violation of the provisions of this ordinance. 301.0 VIOLATIONS and PENALTIES Any person, firm, or corporation who fails to comply with, or violates, any of this ordinance shall be subject to a fine of not more than $ _ _ _ , or imprisonment for a period not exceeding _ _ _ _ _ _ , or both. 302.0 CIVIL ENFORCEMENT Appropriate actions and proceedings may be taken by law or in equity to prevent any violation of this ordinance, to prevent unlawful construction, to recover damages, to restrain, correct, or abate a violation, to prevent illegal occupancy, of a building, structure, or premises, and these remedies shall be in addition to the penalties described above. 303.0 VARIANCES Where the governing body finds that extraordinary or practical difficulties may result from strict compliance with this ordinance and/or the purposes of this ordinance may be served to a greater extent by an alternative proposal, it may act upon variances to this subdivision ordinance so that substantial justice may be done and the public interest secured, provided that such variance shall not have the effect of nullifying the intent and purpose of this ordinance; further provided the governing body shall not act upon variances unless it shall make findings based upon the evidence presented to it in each specific case that: A. The granting of the variance will not be detrimental to the public safety, health, or general welfare or injurious to other property; B. The conditions upon which the request for variance is based are unique to the property for which the variance is sought and not applicable generally to other property; 11 �- c. Because of the particular physical surroundings, shape, or topographical conditions of the specific property involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience or . economic hardship, if the strict letter of this ordinance is carried out; D. The variance(s) will not in any manner vary the provisions the Zoning Ordinance, Comprehensive Plan, or Map. E. That conditions requiring the variance were not created by the proprietor. 304.0 VARIANCE CONDITIONS In acting on variances, the governing body may require such conditions as will, in its judgement, secure substantially the objectives, standards, or requirements of this ordinance. 305.0 VARIANCE PROCEDURES A petition for variance shall be submitted in writing by the subdivider at the time when the tentative preliminary plat is filed for the consideration of the planning commission. The planning commission shall make a recommendation on the variance to the governing body. The petition shall state fully the grounds for the application and all of the facts relied upon by the petitioner for the variance. The planning commission shall forward its recommendation on the variance request to the governing body which shall have authority for approving variances. The process for variance consideration shall run concurrently with tentative preliminary plat approval. 12 d �I I l I I I 1 I I I I ARTICLE FOUR SECTION 400.0 PRELIMINARY PLAT PROCEDURE INITIAL PROCEDURES. Proprietors and potential subdividers are encouraged to examine all relevant official maps and plans of the municipality and to become familiar with the approval process of subdividing prior to engagement therein. These relevant official documents include the Zoning Ordinance, Subdivision 'Ordinance, Comprehensive Development Plan and Map, and the Master Plan for Streets and Highways. The developer is also encouraged to consult with the planning commission, staff, or other municipal officials prior to subdivision submittal. This will be beneficial in terms of understanding and becoming familiar with the conditions and ordinance requirements needed for subdivision development. The proprietor is also encouraged to review the Subdivision Control Act P.A. 288 of 1967, as amended. 401.0 TENTATIVE PRELIMINARY PLAT SUBMISSION The proprietor or his agent shall submit to the planning commission, or C Name Municipal Official), on a form provided for this purpose, up to ten (10) copies of a proposed tentative preliminary plat for review and tentative and approval. Such an approval shall be accompanied with the associated fee as adopted in the schedule of fees set by resolution by the governing body, for tentative approval of a preliminary plat. Only a complete application shall be accepted by the municipality for review. The official date of submission shall begin with the acceptance by the municipality of a complete application. 4 02. 0 TENTATIVE PRELIMINARY PLAT PLAN REQUIREMENTS The proprietor shall prepare and submit a plan for tentative preliminary plat approval. The required plan shall contain the following items: A. Topography of the parcel at a contour interval of 4 feet or less in accordance with National Geodetic Vertical Datum (N.G.V.D.)of 1929, with description and location of at least two (2) bench marks used for contour elevations. State Plane Coordinate data shall also be provided for plat location. B. A scale of not greater than 1 inch equals 100 feet, north arrow, and a general vicinity map at a scale of one inch to one thousand feet (1"=1000 1 ) with the appropriate orientation to the plat showing section and quarter section lines and any general features located in the vicinity of the plat. Whenever possible the top of each sheet should be oriented north. c. I r Location of streets and street classification including rightof-way widths and dimension, and street names. D. Location of all man made and natural features including, but not limited to topography, property lines of adjacent parcels, fence lines, curb cuts, streets, and where possible, other natural and man made features located within 150 ft of the plat boundary. 13 �E. Location of all proposed water main, sanitary sewer, storm water drainage features, with arrows depicting direction of flow and pipe size. If such features are not available at the site a note indicating the location of the nearest water main, sanitary sewer, or stormwater drainage features shall be provided. F. The names and addresses of all owners of real property as listed on the most recent tax roll of the municipality immediately adjoining the prop~sed plat and all owners of real property located within 300 feet of the proposed subdivision as measured from the outermost plat boundary. In areas zoned agricultural or rural residential, the names and addresses of all owners of real property located within one thousand (1000) ft. shall be submitted. G. Location and elevation of any flood plain and or wetland areas that are regulated by the Department of Natural resources or the federal government. Base flood plain elevational data shall be provided as identified by the federal Flood Insurance Study. H. A title block which provides the following information: 1. Name, address, and telephone number of the proprietor(s), engineer(s), or land surveyor(s) which drafted the proposed plat. 2. Date, sheet number, draft number, plat title, township, range, and section number, and appropriate legal description. 3. Official seal of the Professional Engineer and or Registered Land Surveyor which approved or constructed the legal description of the property, plat design, and engineering calculations. I. Location and width of all existing and proposed utility easements and sidewalks. J. Location of all proposed lot irons and monuments with each lot numbered in a consecutive fashion. K. Lot size dimensions regarding length of all proposed lot lines measured to the nearest foot with plat boundary lines in a heavy solid line. L. General site data requirements including parcel zoning minimum lot size, proposed lot sizes, total acreage of the plat, census tract and/or block number, and density in units per acre. M. Location of all soil borings made upon the parcel and description of all predominant soils types located in the plat. N. Building setback lines showing dimensions from all streets. 14 ... "" �I I I I I I I I I I I I I I I 403.0 TENTATIVE PRELIMINARY PLAT - PUBLIC HEARING The planning commission after receiving a complete application shall schedule the tentative preliminary plat for a public hearing. One notice of the public hearing for the preliminary plat shall be -placed in a paper of general circulation within the community not less than five days nor more than fifteen days before the application is to be considered. Notice of the hearing shall also be sent by mail to a~l owners of real property located within three hundred feet of the proposed plat. In areas zoned agricultural or rural residential, the distance required for notification shall be one thousand (1000) feet from the plat boundary. Such notice shall: 1. Describe the nature of the proposed request. 2. Provide a site location map of the property which is subject to development. 3. State when and where the application shall be considered. 4. Indicate where and by what date written comments may be submitted for inclusion in the minutes of the public hearing. 404.0 EVALUATION OF TENTATIVE PRELIMINARY PLAT In evaluating the proposed plat for tentative approval the municipality shall take into consideration all the relevant official planning documents of the municipality. Such review and evaluation by the municipality shall also take into consideration the general requirements of this ordinance with particular attention given to the arrangement, location, and width of streets, their relation to the topography of the land, sewage disposal, drainage, lot sizes and arrangement, and the further development of adjoining lands as yet unsubdivided. 405.0 REVIEW AND RECOMMENDATION OF TENTATIVE PRELIMINARY PLAT - PLANNING COMMISSION A. The planning commission after hearing comments at the public hearing shall take action on the preliminary plat within sixty (60) days of the date of filing a complete application for tentative approval of a preliminary plat. This review period may be extended up to 1 year by written agreement between the planning commission and the proprietor if the written agreement is completed prior to planning commission action on the plat. If no action is taken by the planning commission within the sixty (60) day period, and no extension is secured, the governing body shall assume the plat has been recommended for unconditional approval by the planning commission. B. If the planning commission determines that there is substantial conformance, it shall recommend approval or conditional approval of the plat. Where it is determined there is not substantial conformance, the planning commission shall recommend disapproval of the preliminary plat and transmit its recommendation together with any conditions or rational for its actions to the governing body. f 15 �406.0 TENTATIVE PRELIMINARY PLAT ACTION - GOVERNING BODY A. The governing body shall within ninety (90) days of the submission date of the preliminary plat for tentative approval either approve, conditionally approve, or deny the tentative preliminary plat and set forth in writing its reasons for rejecting the tentative preliminary plat and the requirements for tentative preliminary plat approval. Tentative approval of the preliminary plat by the governing body sha11· constitute authorization to prepare and submit a preliminary plat for final approval and shall confer upon the proprietor for a period of one year from the approval date, approval of lot sizes, lot orientation, and street layout. The governing body may require additional changes as a result of further study of the subdivision final form. 407.0 PRELIMINARY PLAT PLAN SUBMISSION REQUIREMENTS - PINAL APPROVAL A. The proprietor shall be responsible for delivering copies of the plat to, and receive approval from, the review agencies listed in Sections 112 - 119 of the Subdivision Control Act. The proprietor or his agent shall submit to the planning commission, or ( Name Municipal Official), on a form provided for this purpose, up to ten (10) copies of a proposed preliminary plat for final review and approval. Such an approval shall be accompanied with the associated fee as adopted in the schedule of fees, for final review and approval of a preliminary plat. Only a complete application shall be accepted by the municipality for review. All applications for preliminary plat approval shall be accompanied by either a letter from the School Superintendent of the local school district in which the proposed subdivision is located indicating that the school district has received a copy of the proposed preliminary plat, or other evidence that mailing of the plat to the school district has occurred. In addition, letters of preliminary plat APPROVAL from the following agencies shall also be required to accompany the application to the municipality: 1. Kalamazoo county Road commission for proposed streets under its jurisdiction, or any other Municipal body for roads under its jurisdiction. 2. Kalamazoo county Drain commissioner indicating that all public . storm water improvements will meet the appropriate standards for control of storm drainage and run off. 3. Kalamazoo County Bureau of Environmental Health indicating that soil conditions in the proposed plat are adequate for septic tank absorption fields and water wells, if public water and sanitary sewer are not included in the plat. 4. Kalamazoo county Department of Planning and community Development indicating that street names in the proposed plat are acceptable and there is no duplication of street names. 5. Michigan Department of Natural Resources regarding the development of, on, or near any designated wetlands, lakes, or streams on the parcel, if applicable. 6. Michigan Department of Transportation for any development that has access to roads under its jurisdiction, if applicable. 16 .... .., �I I I I I I I I I I I I I I I I r 408.0 FINAL PRELIMINARY PLAT_ PLAN REQUIREMENTS A. Prior to application for final preliminary plat approval, all outstanding taxes upon the land proposed to be subdivided shall be paid in full. B. The proprietor shall submit up to (10) copies of the proposed final preliminary plat plans for the subdivision which shall include all items listed in Section 402.0, and which shall conform substantially to the preliminary plat as tentatively approved by the municipality. c. The proprietor shall submit up to three (3) sets of detailed working drawings and calculations showing plans for grading, drainage structures, all proposed utilities, road construction, and soil erosion and sedimentation plans. All plans shall be prepared and sealed by a registered professional engineer. D. The municipality shall transmit these plans to the municipal engineer for review and approval. 409.0 FINAL PRELIMINARY PLAT APPROVAL - GOVERNING BODY A. The governing body shall within twenty (20) days of the submission date approve, conditionally approve, or deny the proposed plat and set forth in writing its reasons for rejecting the final preliminary plat and the requirements for final preliminary plat approval. B. Final approval of the preliminary plat by the governing body shall confer upon the proprietor for a period of two (2) years from the approval date, approval of the lot sizes, lot orientations, and street layout of the proposed subdivision. Notice of final preliminary plat approval shall be given by ( Name Municipal Official). Final preliminary plat approval may be extended beyond this two (2) year period of approval for one (1) year if an extension is applied for by the proprietor and granted in writing by the governing body. C. Approval of the final preliminary plat shall not constitute approval of the final plat, but rather, that final plat approval shall be conditioned on all requirements of final preliminary plat approval being met. D. The proprietor shall have two years from the date of final preliminary plat approval from the governing body in which to make all of the required and necessary improvements, both public and private, to the property, unless and extension is granted as described herein. 410.0 WAIVER OF TENTATIVE PRELIMINARY PLAT APPROVAL The municipality, at its option, may waive the tentative preliminary plat approval process provided that: A. The proprietor has prepared the preliminary plat plan containing all requirements of Section 402.0 of this ordinance. B. The proprietor has applied for and received approval from all of the review agencies pursuant to Section 407.0 of this ordinance and any other agency as required by the Subdivision Control Act. c. The requirements of Section 408.0 (A) (B) and (C) have been met. 17 �410.1 SUBMISSION, REVIEW, AND_ RECOMMENDATION - PLANNING COMMISSION A. Application for waiver of tentative preliminary plat under section 410.0 shall be made to the planning commission or ( Name Municipal Official), and be associated with the required fees for final preliminary plat approval. The planning commission shall then schedule the final preliminary plat for a public hearing pursuant to Section 403.0 of this ordinance. B. The planning commission after hearing comments at the public hearing and consulting with the municipal engineer, shall take action on the final preliminary plat within sixty (60) days of the date of filing a complete application for approval of a final preliminary plat. This review period may be extended up to 1 year by written agreement between the planning commission and the proprietor if the written agreement is completed prior to planning commission action on the plat. If no action is taken by the planning commission within the sixty (60) day period, and no extension is secured, the governing body shall assume the plat has been recommended unconditionally for approval by the planning commission. C. If the planning commission determines that there is substantial conformance with all municipal planning documents, it shall recommend approval or conditional approval of the plat. Where it is determined there is not substantial conformance, the planning commission shall recommend disapproval of the final preliminary plat and transmit its recommendation together with any conditions or rational for its actions to the governing body. 410.2 APPROVAL - GOVERNING BODY A. The governing body shall within ninety (90) days of the submission date of the final preliminary plat either approve, conditionally approve, or deny the final preliminary plat and set forth in writing its reasons for rejecting the final preliminary plat and the requirements for final preliminary plat approval. B. Final approval of the preliminary plat by the governing body shall confer upon the proprietor for a period of two (2) years from the approval date, approval of the lot sizes, lot orientations, and street layout of the proposed subdivision. Notice of final preliminary plat approval shall be given by ( Name Municipal Official). Final preliminary plat approval may be extended beyond this two (2) year period of approval for one (1) year if an extension is applied for by the proprietor and granted in writing by the governing body. C. The preliminary plat the required and property, unless proprietor shall have two years from the date of final approval from the governing body in which to make all of necessary improvements, both public and private, to the and extension is granted as described herein. D. Approval by the governing body authorizes the proprietor to submit for final plat approval. 18 �I All applications for final plat approval shall be in the form, and contain the information, required by the Subdivision Control Act and I include: A. One (1) reproducible copy on mylar or other dimensionally stable material at a minimum of eighteen inches by twenty-four I inches and• ten (10) prints thereof, an eleven by seventeen 411.0 I I I I I I I I FINAL PLAT PLAN REQUIREMENTS AND FILING inch copy of the final plat, and all recording and filing fees shall be deposited with the (Name Municipal Official). B. Title, abstract of title, or other certificate which establishes ownership interests for all land included within the plat, and title insurance in an amount satisfactory to the municipality. c. The proprietor shall provide the municipality with three (3) copies of as-built drawings or final construction plans for streets, water, sewer, storm drainage, sidewalks, utility profiles, and other required public improvements shall be submitted to the municipality in order to make determination as to the conformance of proposed improvements to State, County, and municipal specifications and ordinances. D. Be accompanied by all formal irrevocable offers of dedication to the public of all streets, local governmental uses, utilities, parks, and easements, on a form approved by the municipality; and the subdivision plat shall be marked with a notation indicating formal offers of dedication as follows: "The owner, or his representative, hereby irrevocably offers for dedication to the municipality all public improvements shown within the subdivision plat and construction plans in accordance with an irrevocable offer of dedication dated ______ , and subject to the acceptance of the Municipality." Date By (Owner/Representative) E. The proprietor shall deliver a full covenant and warranty deed to all such lands stated in D above in proper form for recording, together with a title policy for the municipality in a sum acceptable to the municipality. I F. Performance agreement as outlined in Section 500.0, if required, in ·a form acceptable to the municipality in an amount satisfactory to the municipal engineer and the governing body which shall include a provision that the principle of the bond shall comply with all the terms of final plat approval as determined by the governing body and shall include, but not be limited to, the performance all required subdivision improvements, and that all improvements and land included in the irrevocable offer of dedication shall be dedicated to the municipality free and clear of all liens and encumbrances on the premises. 19 �G. No more than ten (10) copies of any proposed restrictive covenants and deed restrictions, or written statement that none are proposed. H. such other information as the municipality shall deem to be reasonably necessary to establish whether the proper parties have signed the final plat. I. A letter from the Kalamazoo County Bureau of Environmental Health, if applicable for those subdivisions requiring individual wells and septic systems, indicating that the proposed final plat is consistent with the preliminary plat as approved by the Bureau of Environmental Health. J. Other such information as the municipal engineer may require to reasonably ensure the extent of completion of any required unfinished public improvements. 412.0 FINAL PLAT REVIEW AND APPROVAL The subdivider shall submit the final plat and required copies with as-built drawings and other data as required herein to the ( Name Municipal Official). A. The governing body shall within twenty (20) days of the submission date for final plat approval act on the final plat and shall either approve or disapprove the plat. If the plat is disapproved, the governing body shall transmit to the subdivider its reasons for denial in writing within ten (10) days. If approved, the board shall instruct the clerk to sign the municipal certificate on the final plat on behalf of the governing body showing the date of approval and record all proceedings in the minutes of the meeting. NOTE: If the planning commission is organized under P.A. 285 of 1931, (Municipal Planning Act), and has taken the necessary steps as required by Sec. 14 of said act, a public hearing is required by Section 15 of that said act, with notices to be sent by registered mail to the owners of land immediately adjoining the proposed plat, at least five (5) days prior to the hearing date. Mpdifications to this model should also be made if the zoning board is organized under the Township Rural Zoning Act. 20 �I I I I I I I I I I I I I I I I I ARTICLE FIVE SECTION 500.0 ASSURANCE FOR COMPLETION AND MAINTENANCE OF IMPROVEMENTS The construction of all improvements required by this ordinance shall be completed by the subdivider and approved by the governing body prior to final plat approval. In lieu of the actual installation and approval of all public improvements required by this ordinance prior to final plat approval, tHe governing body may, in its discretion for those requirements which are over and beyond the requirements of any other approving agency, or any agency responsible for the administration, operation and maintenance of the applicable public improvements, require the subdivider to guarantee completion of such required improvements in one or a combination of the following arrangements. In each instance where the subdivider is to guarantee completion of required improvements, the municipality and the subdivider shall enter into a written agreement specifying in detail the nature of the required improvements, the time in which these improvements are to be completed, provisions for checking or inspecting the construction of each such improvement to determine its conformity to the submitted construction plans and specifications, and the nature of the financial guarantee of performance which is to be provided by the subdivider for each improvement. 501.0 TYPES OF ACCEPTABLE GUARANTEE Financial guarantees shall be provided by one or both of the following methods: 1. Performance or surety Bond a.) Accrual. The bond shall accrue to the municipality and shall cover the full cost of constructing and installing the specific public improvement and, where applicable, placing the specific public improvements in operation. b.) Amount. The bond shall be in an amount equal to the total estimated cost for completing construction and installation of the specific public improvement, including contingencies as estimated by the municipal engineer and governing body, as well as, where applicable, the total estimate of the cost of placing the specific public improvement in operation, including contingencies as estimated by the municipal engineer and governing body. c.) Term. The term of the bond shall be for such period as shall be deemed acceptable by the governing body. d.) Bonding or Surety Company. The bond shall be written by a surety company authorized to do business in the State of Michigan acceptable to the governing body. 2. Cash Deposit, Certified Check, Negotiable Bond, or Irrevocable Bank Letter of credit. a.) Treasurer, Escrow Agent, or Trust Company. A Cash deposit, certified check, negotiable bond, or irrevocable bank letter of credit, as approved by the governing body, shall 21 �be deposited with the municipality. Such deposit shall be made pursuant to a written escrow agreement between the subdivider and the municipality. The escrow agreement may provide that the deposit will be held by the municipal treasurer. b.) Value. The dollar value of the financial instrument shall be in an amount equal to the total estimated cost of construction and installation of the specified public improvement including contingencies, as estimated by the municipal engineer and governing body. c.) Term. The deposit shall be retained by the municipality for a period to be specified by the governing body. 502.0 REMUNERATION The written agreement between -the subdivider and the municipality may provide for progressive remuneration in various amounts acceptable to the municipality, of the financial instruments outlined in sections 1 and 2 above. The amount of remuneration shall be reduced only upon certification by the municipal engineer that the specific required public improvement has been satisfactorily completed and installed. The amount of remuneration shall be reduced only to the ratio that the public improvement bears to the total public improvements to the plat. At no time, however, shall a performance bond be reduced below twenty-five percent (25%) of the principal amount. 503.0 ACCEPTANCE OF DEDICATED OFFERS Acceptance of formal offers of dedication of streets, public areas, easements, and parks shall be by ordinance/resolution of the municipality. The approval by the municipality of a subdivision shall not be deemed to constitute or imply the acceptance by the municipality of any public improvement shown on the plat. 504.0 PENALTY FOR FAILURE TO COMPLETE IMPROVEMENTS In the event the subdivider shall, in any case, fail to complete a public improvement within a period of time specified in his agreement with the municipality for the completion of said improvements, the governing body may, at its option, proceed to have the public improvement completed. The subdivider shall reimburse the municipality for all costs associated with the completion of said improvement from the bond or deposit provided pursuant to this ordinance. 505.0 ACCEPTANCE OF ESCROW FUNDS Whenever, by reason of the season of the year, any lot improvements required by this ordinance cannot be performed, the municipality may issue a certificate of occupancy, provided there is no danger to health, safety, or general welfare upon accepting a cash escrow deposit in an amount to be determined by the municipality for the cost of said improvements. Any performance bond in effect shall remain in effect. All requirements for which escrow monies have been accepted by the municipality at the time of issuance of a certificate of occupancy shall be installed by the developer within a period of nine (9) months from the date of deposit. Prior to these escrow monies being released, the municipal engineer shall 22 �I I I I I I . I I I certify that the said public improvements have been completely and correctly installed. 506.0 ISSUANCE OF BUILDINGS PERMITS No building permit shall be issued for the final fifteen percent (15%) of lots in a subdivision, or if fifteen percent (15%) be less than two (2), for the final two lots of a subdivision, until all public improvements required by the municipality have been fully completed and dedicated to the appropriate body having jurisdiction. No building permit will be issued for any lot or parcel which does not have facilities for sewage disposal or potable water. Prior to the issuance of any building permits, well and septic permits from the Kalamazoo County Bureau of Environmental Health shall be required for on-site systems or permits from the City of Kalamazoo shall be required for lots or parcels connected to municipal sewer or water systems. 507.0 ISSUANCE OF OCCUPANCY PERMITS The extent of street improvements shall be sufficient for vehicular access by the prospective occupant and by all public protective service equipment, which may include police and fire equipment, prior to the issuance of occupancy permit. Sufficiency of public vehicular access shall be determined by the Municipal Police and Fire Chiefs, and at a minimum shall require a base layer of asphalt or other paving material with adequate compaction to support the weight and movement of public safety vehicles. 508.0 MODEL HOMES I I For the purpose of allowing the early construction of model homes in a subdivision, the municipality in its discretion may issue permits for no more than two (2) lots provided that those lots derive access from an existing city, county or state road or highway, and provided that adequate vehicular access for police and fire equipment exists on a local road serving the proposed subdivision, and provided that adequate facilities for water and sewer are available,. Permits for model homes shall only be issued after the subdivider has received preliminary plat approval and shall be subject to any conditions as may be required by the municipality. I I I t r I 23 �ARTICLE SIX SECTION 600.0 DESIGN CRITERIA The purpose of this section is to provide for reasonable and acceptable standards of subdivision and site design. These standards will foster functional and attractive subdivision -development, minimize adverse impacts of improper design, and ensure that subdivision development remains a community asset. In order to promote this, major subdivisions defined herein shall conform to the following standards which are designed to result in a well planned community without adding unnecessarily to development costs. These standards are considered minimums in terms of acceptability. 601.0 STREET AND ROAD SYSTEM DESIGN The street system shall be designed to permit the safe, efficient, and orderly movement of traffic; to meet the needs of present and expected future populations; to have a simple and logical pattern; to respect natural and topographic features so as to result in useable lots, reasonable grades both for streets and driveways intersecting therewith; and to promote an attractive streetscape. A. Residential street systems shall be designed to meet the needs of the planned neighborhood and to discourage use by through traffic. B. The arrangement of streets shall conform to the Master Plan for Streets and Highways and Comprehensive Plan. c. Streets not shown on the Master Plan for Streets and Highways, shall be arranged to provide for the appropriate extension of existing streets. D. Streets shall be classified in a street hierarchy with design tailored to function. Street characteristics and design requirements are provided in the Master Plan for Streets and Highways. E. Streets shall be constructed in accordance with the standards promulgated by the ( Name Appropriate Agency}. F. Street layout shall not isolate or landlock adjacent or nearby. parcels of undeveloped property from existing public streets. G. Local street intersections shall be at 90 degree angles when possible with a minimum intersection length of 100 feet, but never less than 80 degrees. No more than two streets shall cross at an intersection. Opposing "T" type intersections shall require a minimum separation distance of 200 feet measured from centerline to centerline. H. Cul-de-sac streets are allowed provided that the maximum distance a cul-de-sac extends from an intersection is 1320 feet, measured along the centerline. I. Private streets are unacceptable in most instances. Exceptions will be considered for planned unit developments, cluster, and condominium developments. Approval of private roads shall be granted by the governing body and built to the ( Name Appropriate Agency) standards. 24 �I I I I I I I I 1 I J. Marginal Access Streets may be required when a subdivision abuts or contains a proposed extension of a collector, or arterial street. These are required for adequate protection of residential properties, to afford separation of through and local traffic, and to retain the traffic carrying capacity of the collector and arterial streets. A fifteen (15) foot wide landscaped area shall be required between the marginal access street and the collector or arterial street. This marginal access street shall be dedicated to the public • • K. Where topography and the size of the parcel allow for curvilinear local road layout and design, such design shall be utilized in the full development and subdivision of the parcel and shall be looked upon favorably by the municipality. Straight street lengths for local roads in excess of 1320 feet should be avoided. L. A subdivision or an extension of an existing subdivision which creates a total of 50 or more lots shall require two or more points of access to publicly dedicated primary roads built to ( Name Appropriate Agency) specifications. 602.0 CURB AND GUTTER (Optional) Curb and gutter shall be required for the purposes of drainage, safety, prevention of unnecessary maintenance, and delineation and protection of the pavement edge in all major subdivisions. A variance from this requirement may be allowed for subdivisions in the agricultural or rural residential zoning categories. A. Curb style and requirements shall vary according to street hierarchy as outlined in the Master Plan for Streets and Highways. B. Curbing shall be designed to provide for ramps for bicycles and wheelchairs at street intersections and other areas as may be required by the governing body. C. Curbing shall without exception be either concrete or asphalt and shall constructed in accordance to the specifications of the municipal engineer. I I I I I I D. A minimum distance of two feet shall separate curbs from walkways and bicycle pathways. 603.0 WALKWAYS - BICYCLE PATHWAYS (Optional) Pedestrian walkways shall be required for safety and located where necessary to reduce or eliminate potential vehicle/pedestrian conflicts. A. Pedestrian walkways shall be required for all major subdivisions. A variance from this requirement may be permitted for subdivisions located in the agricultural or rural residential zoning categories. 25 �B. Pedestrianways snall be placed on one side of the street and parallel to it within the dedicated nonpavement right of way, with exceptions permitted to preserve natural features or where slope makes pedestrian systems impractical. They shall also conform to construction requirements of the municipal engineer and shall be 4 foot in width and made of concrete or asphalt. These pedestrian walkways shall have a ramp flared to a width of 5 feet where they intersect streets. c. Bicycle Pathways shall be required in subdivisions in accordance with the overall bicycle pathway system as indicated in the Master Plan and shall be constructed of 7 foot wide concrete or asphalt material in accordance with the specifications of the municipal engineer. These shall be located with the dedicated nonpavement right of way. D. For walkways and bicycle pathways established outside of the dedicated nonpavement right of way, the governing body may require a ten (10) foot wide perpetual unobstructed easement be located on the plat. 604.0 LOTS Lots shall conform to the requirements of the municipal zoning ordinance for minimum square footage and· lot frontage for the zoning district within which the plat is located. A. Corner Lots shall exceed by a minimum of ten (10) feet, the width requirements of the municipal zoning ordinance in order to accommodate the additional setback requirements. B. Residential lots shall not face onto a freeway right-of-way, arterial or collector street, or other non-residentially zoned property, but may front upon a marginal access street. Lots on a cul-de-sac which opens onto a major street and which may front non-residentially zoned areas or freeway right-of-way, arterial or collector street may be allowed. C. All lots shall abut, with their entire frontage, on a dedicated public street, or private street as approved by the governing body. D. Lots extending through a block and facing two streets are prohibited, except where a lot may back up to a freeway right-of-way, arterial or collector street, or non-residentially zoned area, provided that a twenty (20) foot wide landscaped buffered area separates the lots from a freeway right-of-way, arterial or collector street, or non-residential land use. E. For lots abutting lakes, streams, other water bodies, and dedicated open areas such as parks, that portion of the lot facing that amenity may be designated on the plat as the front, provided that the setback from the street is equal to the setback required for the front. In no case, however, shall the front setback be less than that required by the zoning ordinance. F. Lot lines shall be perpendicular to the street right-of-way and radial from curvilinear streets. Side lot lines should be straight unless made impractical by natural features or street curves. Variations shall be allowed by the governing body where variation from these requirements results in a better arrangement of lots. 26 11111 11!111111111111 �G. Lots shall not be platted within the floodplain of any water body located in the municipality, or upon other lands as in the opinion of the governing body would increase the danger to health, life, or property, or increase flooding hazard. These lands shall be set aside for other uses such as parks or open space. 605.0 BLOCKS Blocks shall have sufficient width to provide for two tiers of lots of appropriate depths. Exceptions to this provision may be made for blocks adjacent to non-residential uses, arterial and collector streets, freeway right-of-ways, railroad rights-of-way, river, and/or other open water courses. A. Blocks shall be not less than 400 feet from centerline to centerline of intersecting streets. B. Blocks shall not have a length greater than 1000 feet from centerline to centerline of intersecting streets. 606.0 UTILITIES A. Storm Water Facilities: No plat shall be approved by the municipality which does not adequately provide for storm and flood water management features including, but not limited to, detention and retention areas, piping, runoff channels, and basins, and no subdivision shall be approved unless adequate drainage will be delivered and provided to an adequate drainage watercourse or facility. Such facilities may be required by the municipal engineer to be oversized to accommodate upstream drainage or minimize the impact of the proposed subdivision on the downstream drainage area. 1. The location of storm water utility lines where practical shall fall within the dedicated right-of-way of existing and proposed streets according to the specifications and standards of the municipal engineer. 2. Where public storm sewers are available, the applicant shall install storm sewer facilities and be required hook up to these existing facilities. However, where such public facilities are not available, adequate provision shall be made on site. 3. On-site retention and detention areas shall be separate from platted lots within the subdivision. 4. Culverts and other drainage features shall in each case be large enough to accommodate potential runoff from the entire upstream drainage area, whether inside or outside of the proposed subdivision. such sizing shall be based upon accepted standards and specifications promulgated by the municipal engineer. 5. Drainage features on site shall also take into consideration down stream water course drainage and shall be designed so that additional runoff to down stream facilities shall not be overburdened. 27 �6. Low-lying lands, wetlands, and lands along watercourses which are subject to flooding or overflow during storm periods, whether or not included in areas for dedication, be preserved and retained in their natural state as drainage areas. such lands subject to periodic flooding shall not be computed in determining the number of lots to be utilized for average densities, nor for computing the area requirements for lots. 7. Drainage easements incapable of inclusion in the road right-of-way shall be perpetual and unobstructed having a minimum width of twenty (20) feet, have satisfactory access to the road, run parallel with the lot lines where practical, and be acceptable to the Kalamazoo County Drain Commissioner. a. Storm sewer design shall be based upon a five (5) year storm of twenty (20) minute duration with an impervious area of thirty (30) percent. B. Water and sewer: All transmission lines for water and sewer utilities shall be located within the street right-of-way. Where such transmission lines run between subdivisions, and or are extended from an existing subdivision or to a proposed subdivision, easements shall be located between and run parallel with property lines. Easements shall be unobstructed and shall be a minimum of twenty (20) feet in width, or ten (10) feet on each side of a property line. C. Gas, Wire and Cable Utilities: All lines for telephone, electrical, television, and other services distributed by wire or cable shall be placed underground throughout the subdivision. Required above ground servicing equipment of underground distribution lines is exempt from this requirement. This may include, but not be limited to, surface mounted transformers, power terminal pedestals, meters and meter boxes, street lights and street light poles. D. Easements for all underground utilities listed above in item c, shall be located within a ten (10) foot easement provided by the proprietor on each side of the street. Such easements shall be so located as to not interfere with the use of any lot or other part of the subdivision, and shall be perpetual easements located immediately adjacent to the street right-of-way. E. Lights shall be installed in all major residential subdivisions prior to occupancy of any structures within the proposed subdivision. Lighting for safety shall be provided at intersections and along walkways. Spacing standards shall be equal to five (5) times the height of the standard. Height shall not exceed the maximum building height allowed by zoning ordinance for the particular zone in which the plat is located, nor shall the height be less than twenty-five (25) feet. Lighting for subdivisions located in the agricultural or rural residential zoning categories may be waived by the governing body. 28 �I I - ARTICLE SEVEN SECTION 700.0 SUBDIVISION IMPROVEMENT CONSTRUCTION PLANS It shall be the responsibility of the subdivider of every proposed subdivision to have prepared by a registered Professional Engineer of this State, a complete set of as-built drawings including but not limited to profiles, cross sections, specifications other supporting data for all required improvements and other facilities as deemed required by the governing body. such as-built plans shall be based on the preliminary plans which have been approved with the preliminary plat, and shall be prepared in conjunction with the final plat. A. No grading, land filling, land removal, removal of trees or other vegetation, construction of improvements, or other material changes except for that which is required by any of the reviewing agencies for the purpose of aiding in their review of the preliminary plat, shall commence on the subject property until the proprietor has: 1. Received written notice from the governing body or its designee that the municipality has issued approval of the preliminary plat. 2. Deposited with the municipality a bond or other form of security required by this ordinance for the provision of improvements and inspections. 3. Received written approval of the submitted engineering plans for each improvement from the municipal engineer of each improvement to be installed prior to final plat approval. 701.0 REQUIRED IMPROVEMENTS Every subdivider proposing to make a major subdivision as defined herein shall be required to install the following public and other improvements. Where the rules of this ordinance are in conflict with those of any other agency, the rules of this ordinance shall prevail. All of the required improvements listed below are subject to financial guarantees of performance established in Section 500.0 of this ordinance. A. Monuments and lot irons shall be set in accordance with the State .Subdivision control Act and the rules promulgated by the State Department of Treasury. B. Streets and roads shall be constructed in accordance with the standards and specifications outlined in this ordinance and those rules promulgated by the C Name Appropriate Agency} having such responsibility £or approving streets and roads. c. Where required, curb and gutter shall be located along all streets within the plat in accordance with this ordinance and the rules promulgated by the municipal engineer or other municipal body or agency with responsibility for approving such. D. Installation of public utilities including but not limited to telephone, cable, water, and sewer, shall be installed underground and shall be installed in accordance with this ordinance, the Subdivision Control Act, and those rules promulgated by the Michigan Public Service Commission, as amended. 29 �E. Driveway openings and curb cuts as specified by the Michigan State Department of Transportation for state and federal roads, and the { Name Appropriate Agency), or if applicable the municipality having .. jurisdiction, for all other roads within the municipality. • Ii. F. storm Drainage: An adequate storm drainage system including the necessary storm sewers, drain inlets, manholes, culverts, bridges, and other appurtenances, shall be required in all subdivisions. These requirements shall conform to this ordinance and those standards required by the Kalamazoo County Drain Commissioner. G. Water supply systems and appurtenances shall be provided to each lot where public water is available or may be required by the governing body where public water supply is reasonably proximate or is planned to be installed. All construction shall conform to the specifications and standards of the municipal engineer. All easements and improvements for such systems shall be dedicated to the public for administration, operation, and maintenance. Individual wells shall be permitted where such public facilities not available, reasonably proximate, or planned, and shall conform to those installation requirements set forth by the Kalamazoo county Bureau of Environmental Health. H. Sanitary sewer systems and appurtenances shall be provided to each lot where sanitary sewer is available or may be required by the governing body where the sanitary sewer is reasonably proximate or is planned to be installed. All construction shall conform to the specifications and standards of the municipal engineer. All easements and improvements for such systems shall be dedicated to the public for administration, operation, and maintenance. Individual septic systems shall be permitted where such public facilities not available, reasonably proximate, or planned, and shall conform to those installation requirements set forth by the Kalamazoo County Bureau of Environmental Health. I. Where oversized facilities are required by the municipality, the proprietor shall be responsible only for his share of the costs associated with the proposed subdivision based upon some land measure, service area, population, or some other proportionate measure. The amount of proprietor responsibility and the means of allocating costs shall be agreed upon prior to final approval of the preliminary plat by the municipality. J. Where required, pedestrianways and bicycle pathways shall be constructed in accordance with the specifications provided by the municipal engineer. K. Public areas where provided shall be dedicated to the public prior to final plat approval by the governing body board. L. Where required, street lighting shall be located and installed by the proprietor along all roads in accordance with this ordinance. 30 �702.0 INSPECTION OF IMPROVEMENTS All improvements required by this ordinance shall be inspected by the municipal engineer, except for improvements made under the jurisdiction of other governmental agencies responsible for their own inspections. Where these inspections are made by other agencies, the municipal engineer shall obtain a report of final inspection from those agencies indicating that the required improvements have been completed. f A. It shall be the proprietors responsibility to notify the municipality or any other public agency responsible for inspections when an inspection is desired. a 1 • 11111 • Ill' · ~ ~ B. The proprietor shall bear the final responsibility for the installation and construction of all required improvements according to the provisions of this ordinance and to the standards and specifications of other public agencies. c. Approval of installation and construction shall not constitute acceptance by the municipality of any improvement for dedication purposes. o. The proprietor shall pay all inspection costs incurred by the municipality according to the schedules of fees adopted by the municipality for said inspections, by deposit to an escrow account held by the municipality for such purposes prior to final plat approval. Any funds not used by the municipality in its inspections shall be refunded to the proprietor when the subdivision, or phase thereof, is completed. The proprietor shall pay to the municipality an amount by which the cost of inspection exceeds the deposit fee. E. The proprietor shall be responsible for removal of all equipment, material, and general construction debris from the subdivision and from any lot, street, or public way or property therein or adjacent thereto. 31 �APPENDIX 32 �I I I I - Process for Preliminary Plat - Tentative Approval Subdivider meets with staff/ municipal officials/PC* to review official planning ' documents and procedures ....,_----i Subdivider prepares plat diagram containing all items in Sec. 402.0 ....,_----i Subdivider submits a complete application for subdivision approval to the Municipality Begin 60 day PC review period PC takes action on the plat, forwards recommendation to Governing Body i------i Public Hearing, with possible PC action. ~------1 PC schedules a public hearing, notifies property owners and publishes notice in paper Begin 30 day GB review period GB reviews comments from Public Hearing & PC GB takes action on the plat DENIED The plat is denied, GB issues reasons for denial and requirements for approval APPROVED Subdivider has one year approval of lot sizes, orientation, and street layout Subdivider is authorized to submit for final plat approval *Note: PC=Planning Commission, GB=Governing Body Governing Body must act upon the plat within 90 days of the submission date to the municipality �~~~~~~~~~~~~~ -Process for Preliminary Plat, Final Approval Section 410. 0 Waiver of Tentative Approval Subdivider meets with staff/ municipal officials/PC* to review zoning ordinance, official planning documents and procedures ---- Subdivider prepares plat diagram containing all items in Sec. 402.0 1.- Subdivider has received approvals from agencies in Sec. 407. 0 and has met requirements of Sec. 408.0 Begin 60 day PC review period I --------, Subdivider submits to Public Hearing, with PC schedules a public hearing possible PC action. ...,____. pursuant to Section 403.0 PC takes action on the plat, forwards recommendation to GB I i----i municipality for final approval of preliminary plat and waiver of Tentative Plat Approval Begin 30 day GB Review GB reviews PC recommendation, Public Hearing record and takes action on plat DENIED The plat is denied, GB issues reasons for denial and requirements for approval APPROVED Subdivider has two years to construct all public improvements, or provide security for completion pursuant to Article 5 Subdivider is authorized to submit for final plat approval *Note: PC=Planning Commission, GB=Governing Body Governing Body must act upon the plat within 90 days of the submission date to the municipality • • �I I I I I I - Process for Preliminary Plat - Final Approval Subdivider has received tentative preliminary plat approval from municipality Subdivider has received approvals from agencies in Sec. 407.0 and has met requirements of Sec. 4,08.0 Subdivider submits to municipality for final approval of preliminary plat Begin 20 day GB Review GB* reviews and takes action on plat DENIED The plat is denied, GB issues reasons for denial and requirements for approval APPROVED Subdivider has two years to construct all public improvements, or provide security for completion pursuant to Article 5 Subdivider is authorized to submit for final plat approval "'Note: PC=Planning Commission, GB=Goveming Body Governing Body must act upon the plat within 20 days of the submission date to the municipality �I Process for Final Plat Approval Subdivider has completed all public improvements and has providedallitemsinSec.411.0 Subdivider submits for final plat approval Begin 20 day GB review GB* reviews final plat for conformance GB acts upon final plat DENIED The plat is denied, GB issues reasons for denial and requirements for approval APPROVED Final plat is approved, clerk signs municipal certificate Clerk sends final plat to County Plat Board for approval *Note: PC=Planning Commission, GB=Goveming Body Governing Body must act upon the plat within 20 days of the submission date to the municipality �I I I I I I I I I I I I I I 1 Responsibility Checklist for Model Subdivision Regulations Item Responsibility Tentative Preliminary Plat Approval Review of Official Planning Documents prior to subdivision design and layout Developer Initial information/process consultation with local planning/zoning/municipal officials Developer Preparation of Preliminary Plat drawing containing all items in Sec. 402.0 Developer Submission for Tentative Preliminary Plat approval Developer Transmittal to Planning Commission Municipality Public Hearing Municipality Tentative Preliminary Plat approval/denial by Planning Commission Municipality Transmittal to Governing Body Municipality Tentative Preliminary Plat approval/denial by Governing Body Municipality Letter of approval/denial sent to developer Municipality If approved, developer has a one year guarantee on lot arrangement, lot size, and street pattern layout. Developer is authorized to submit for final approval of the preliminary plat. Final Approval Preliminary Plat Tentative Preliminary Plat approval received from municipality Developer Contact and receive approval of preliminary plat from other review agencies listed in Sec. 407.0, and fulfill requirements of Sec. 408.0 Developer Submission for final preliminary plat approval Developer Transmittal to Governing Body Municipality Final Preliminary Plat approval/denial by Governing Body Municipality Letter of approval/denial sent to developer Municipality �If final plat is approved, developer has two years within which to complete all the required public improvements. once improvements are complete or security for improvements has been obtained, the developer is authorized to submit for final plat approval. Final Plat Approval Final preliminary plat approval is obtained from municipality Developer Public improvements are completed or security for completion is obtained Developer Preparation of Final Plat drawing with all items provided in Sec. 411.0 Developer Submission for Final Plat approval Developer Final Plat approval/denial by Governing Body Municipality Letter of approval/denial sent to developer Municipality Final plat certificate is signed by clerk Municipality Transmittal to county Plat Board Municipality The final plat is approved and lots within the Subdivision may now be sold . .... • � 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 Kalamazoo-County_Model-Subdivision-Ordinance_1992 Creator An entity primarily responsible for making the resource Kalamazoo Metropolitan County Planning Commission, Kalamazoo County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1992-07 Title A name given to the resource Model Subdivision Ordinance Description An account of the resource The Model Subdivision Ordinance for Kalamazoo County was prepared by the Kalamazoo Metropolitan County Planning Commission in July 1992. Subject The topic of the resource Ordinances, municipal 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/a22d8b42d8ae603b4300b2ea08827c76.pdf b1e82a39b51059d390f7db398997d1ba PDF Text Text COMPREHENSIVE PLANNING PROGRAM KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION PLAN ELEMENTS • 1970 • 1990 LAND USE SCHELLIE ASSOCIATES, INC. A DIVISION OF CLYDE E. WILLIAMS INDIANAPOLIS, INDIANA & ASSOCIATES, �J .FROM THE LIBRARY Of P};1_nntf1~ & Zcning C~n~sr, ' TITLE: LAND USE PLAN, KALAMAZOO COUNTY, MICHIGAN AUTHOR: SCHELLIE ASSOCIATES, INC., A DIVISION OF CLYDE E. ~ILLIAMS & ASSOCIATES, INC. SUBJECT: URBAN AREA REQUIREMENTS RESIDENTIAL USE COMMERCIAL USE INDUSTRIAL USE PUBLIC AND SEMI-PUBLIC USE OPEN SPACE AND PARKS I DATE: MAY, 1970 PLANNING AGENCY: SOURCE OF COPIES: KALAMAZOO METROPOLITAN .. COUNTY PLANNING COMMISSION KALAMAZOO METROPOLITAN COUijTY PLANNING COMMISSION HUD PROJECT NO: MICH. P-124 SERIES NO: 1 of 3 NO. OF PAGES: 67 ABSTRACT: A determination of the distributional patterns for the major land uses was completed. The factors used in the analysis include space needs, physical resources, existing land use, previously prepared comprehensive plans, community facilities and transportation plans. An analysis is made of patterns concerning the assignment of land. The patterns of economic . activity, population, and transportation is studied relative to their influence on the assignment of land. A series of three plans are developed which include ~he sprawl, satellite and corridor development concepts. A description of the steps necessary to meet the goals and objectives of the land use plan are presented. A county-wide land use plan is presented in the report which indicates the generalized land use patterns for the entire county. �■ I LAND USE PLAN FOR KALAMAZOO COUNTY, MICHIGAN May, 1970 Prepared For: THE KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION Prepared By: SCHELLIE ASSOCIATES, INC. A Division of CLYDE E. WILLIAMS & ASSOCIATES, INC. Indianapolis, Indiana I The preparation of this report was financially aided through a Federal grant from the Urban Renewal Administration of the Department of Housing and Urban Development under the Urban Planning Assistance Program authorized by Section 701 of the Housing Act of 1954 as amended. �FOREWORD The preparation of the Comprehensive Plan for Kalamazoo County was undertaken in two phases. The first phase, completed in 1966, produced a series of Planning Studies Reports concerned with inventory, analysis and projections of existing conditions in the County to serve as a foundation for the plan for the future. The subjects reported upon in the first phase were: Population, Economics, Community Facilities~ Existing Land Use, Physical Resources and Organization for Planning. The second phase of the planning program is concerned with the · preparation of the Comprehensive Plan and plan implementation. It is being presented as a series of reports dealing with each of the basic elements of the Comprehensive Plan - Land Use, Community Facilities and Transportation - plus a report on Plan Implementation and finally, a Comprehensive Plan Report summarizing the entire planning program. Because of the many interrelationships between the three basic plan elements, they were prepared concurrently. This report on the Land Use Plan is the first of the plan elements to be completed and will be followed shortly by similar reports on the Community Facility and Transportation Plans to complete this series. MAY, J - 1970 �TABLE OF CONTENTS Subject Page No. THE LAND USE PLAN INTRODUCTION. . . . 1 BACKGROUND • • • 2 GENERAL DESCRIPTION • • 2 GOALS, OBJECTIVES AND POLICIES. • 7 GOALS . • 7 GENERAL GOALS • Environmental Goals . • . . • . Social Goals • . • . • • • . Economic Goals • . . • . • . • Political Goals . • . • . • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 7 • • • • • • • 7 • 8 • • • • • 9 • 9 SPECIFIC GOALS. 10 LAND USE • • • • • . 10 Agricultural Goals. . •.. Residential Goals . • . • • • • . • • • • Commercial Goals • . . . • . • • • . • • • • Industrial Goals . • •••.•• 10 11 11 12 OBJECTIVES • • . 12 POLICIES. 13 . General. • • . • • . Residential Land Use Policies • . . • . Commercial Land Use Policies • . Industrial Land Use Policies • . Open Space Land Use Pol1 cies • • • • • . • • • • • • • . 13 14 17 20 22 THE LAND USE PLAN - GENERAL J J URBAN AREA REQUIREMENTS • 25 RESIDENTIAL LANDS • 25 COMMERCIAL LANDS . . 25 INDUSTRIAL LANDS. 27 i �- .,... TABLE OF CONTENTS - CONTINUED Subject Page No. . . . . . . . . . . OPEN SPACE, PARKS, PUBLIC AND SEMI-PUBLIC LANDS . . . . . . . . . THE LAND USE PLAN - LOCALIZED 28 28 THE LAND USE PLAN - RESIDENTIAL USE INTRODUCTION • • . . . . . . . . . • • • • DEVELOPMENT GUIDELINES • . . . . . . . LOCATIONAL RELATIONSHIPS . . . . . . . . . SITE CHARACTERISTICS. . . . . . . . .. . . . . UNIT DEVELOPMENT . . . . . . . . . . . . . DESIGN QUALITY . . . . . . . . . . . . . . . ~ . . . HOUSING TYPES • • IMPROVEMENTS AND SERVICES • . . . . . . RESIDENTIAL LAND DISTRIBUTION . . . . . . . . . . . . . . . . . The Cities . . . . . . . . . . Summary. • . • • • • . • . . . The Villages • • • . . . The Unincorporated Area . • • URBAN AREA. RURAL AREA • . . . . . . . . . . . . . . . 29 .. . . . . . . 29 29 31 31 . 31 . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . 31 . 33 . 33 . 33 . 33 . 34 34 34 . . . . . . . . . . . . . . . . 35 THE LAND USE PLAN - COMMERCIAL .USE . . . . . . . . . . . DEVELOPMENT GUIDELINES . . . . . COMMERCIAL TYPES • . • • . . . . . . . . . INTRODUCTION LOCATIONAL RELATIONSHIPS. SITE CHARACTERISTICS • . . . . . . . . .. . .. . . . . . . . . . . . . . . IMPROVEMENTS AND SERVICES • . . . . . . . .... ii . . . . . . . . . . . . . . . . . DESIGN QUALITY • • • • COMMERCIAL LAND DISTRIBUTION . . . . . . 37 37 37 38 39 39 40 40 ,- �J TABLE OF CONTENTS CONTINUED Subject URBAN AREA. Pa9:e No. . . The Cities Kalamazoo. Parchment. Portage. Galesburg. Summary. . . . • . . . . ..• . . . .• . . The Villages Au~usta. Climax. Richland Schoolcraft. Vicksbur9:. • The Unincorporated Area. 43 43 43 43 43 43 44 THE LAND USE PLAN INDUSTRIAL USE INTRODUCTION. 45 DEVELOPMENT GUIDELINES. 45 INDUSTRIAL TYPES. 45 SITE CHARACTERISTICS. 46 . UNIT DEVELOPMENT. 46 DESIGN QUALITY. 46 INDUSTRIAL LAND DISTRIBUTION. 49 URBAN AREA. 49 The Cities Kalamazoo. Parchment. Portage. Galesburg. J 42 42 42 42 42 42 43 RURAL AREA. J 40 50 50 50 50 50 . The Villages Augusta. Climax Richland Schoolcraft. Vicksburg. . . The Unincorporated Area. 50 51 51 51 51 51 51 iii �JI TABLE OF CONTENTS ---- CONTINUED Page No. Subject RURAL AREA. 52 SUMMARY 52 PUBLIC AND SEMI-PUBLIC THE LAND USE PLAN INTRODUCTION. 55 DEVELOPMENT GUIDELINES. 55 TYPES 55 55 55 55 55 56 56 56 Administrative Police Fire scti"ools. Health and Welfare Libraries. Other Cultural Facilities. LOCATIONAL RELATIONSHIPS. 56 SITE CHARACTERISTICS. 56. UNIT DEVELOPMENT. 57 DESIGN QUALITY. 57 IMPROVEMENTS NEEDED 57 PUBLIC AND SEMI-PUBLIC LAND DISTRIBUTION. 57 URBAN AREA. 58 The Ci ties The Villages The Unincorporated Area. 58 58 58 RURAL AREA. 58 THE LAND USE PLAN OPEN SPACE AND PARKS INTRODUCTION. 59 TYPES • Parks. Playgrounds. Open Space . . . -. DEVELOPMENT GUIDELINES. 59 59 59 59 59 iv ,. ..... �TABLE OF CONTENTS - CONCLUDED Subject Page No. LOCATlONAL RELATIONSHIP • 59 SITE CHARACTERISTICS . • 60 .. OTHER FEATURES . • . • . . . . . ' 60 OPEN SPACE AND PARK LAND DISTRIBUTION 60 URBAN AREA • • . 60 The Cities .•..•• The Villages ...•••..•.•. The Unincorporated Area • . • • . . . • • RURAL AREA . . . • • . . 60 60 60 61 J ) V �--....... LIST OF ILLUSTRATIONS Figure No. Subject 1 Page No. Features of a Planned Community • • • • • • • • Features of a Planned Neighborhood • • • • • . Features of a Planned Industrial Park • • • • . 2 3 30 32 47 Map No. 1 2 3 4 5 6 A-1 A-2 A-3 A-4 1990 Sprawl Concept, Kalamazoo County, Michigan.... 4 1990 Satellite Concept, Kalamazoo Co., Michigan.... 5 1990 Corridor Concept, Kalamazoo Co., Michigan..... 6 Selected Sites for Commercial Centers, Kalamazoo County, Michigan ••••••••••.•••••••••••• 41 Selected Industrial Lands, Kalamazoo Co., Michigan. 53 1990 Land Use Plan ..•••..•...••.•.•..•.. INSIDE BACK COVER 1975 1975 1975 1990 Sprawl Concept, Kalamazoo Co., Michigan ••.•••. Satellite Concept, Kalamazoo Co., Michigan •••. Corridor Concept, Kalamazoo County, Michigan •. Population Density, Kalamazoo Co., Michigan ••. 63 64 65 66 Projection of Land Use Needs By Residential, Commercial and Industrial for 1965, 1975, and 1990, Kalamazoo County, Michigan . • • • . . • 26 Table No. 1 j vi �THE LAND USE PLAN ] �THE LAND USE PLAN 'INTRODUCTION A Comprehensiv~ Plan for community growth and development is essential if the ill effects of unorganized and haphazard development are to be avoided. Such a plan consists of several components; namely, the Land Use Plan, the Community Facilities Plan and the Transportation Plan. This report discusses the Land Use Plan which proposes a generalized pattern of primary land uses for the urban and urbanizing portions of Kalamazoo County (residential, commercial, industrial and public use) along with suggested open space and the very substantial areas of the County which are expected to remain rural in character through the planning period of 1990. The Land Use Plan provides the basic framework on which the other plan elements were developed--the latter subjects being covered by separate reports. The 1965 study of existing land use in Kalamazoo County revealed that slightly less than 20,000 acres, about 5.6 per cent of the County's 366,000 acres were devoted to urban (residential, commercial and industrial) uses. Anticipated needs to the target year of 1990, based on expected population increases from today's estimated 200,000, to nearly 234,000 in 1975 and 319,000 in 1990, indicate that lands to be occupied by urban uses will increase by about 80 per cent over the 1965 figure to almost 36,000 acres. It is the distribution of the 16,000 acres of land to be added for urban uses, its placement and relationships between uses, throughout the County with which the Land Use Plan is primarily concerned. It should be noted that the Land Use Plan is not a rigid blueprint for the future, but rather represents the most appropriate and fitting arrangement of land use throughout the County to accommodate anticipated land development needs, to the year 1990. With the passage _of time, it would be highly desirable to reassess today's determinations as to the most fitting guidelines for the future use of land in the County and make such adjustments as may be indicated as being desirable. ] The Plan identifies an Urban Area for those sections of the County which are now and are expected to be urban in character in response to growth and development by 1990, when the population of the County is expected to exceed 318,000 persons as compared to today's 200,000. The procedure used in arriving at the configuration of the Urban Area is described below. While the boundaries of the Urban Area are indicated as more or less precise lines of demarcation, in actual practice they can be no more than an approximation of such limits, and should be so considered. - 1 - �BACKGROUND The pattern of use proposed by this Plan is based upon a number of factors and studies. Foremost among them were the findings of the Planning Studies phase of the planning program which providE;d much significant data concerning the manner and the extent to which land is currently being used in the County; the physical characteristics and their influence upon development patterns; a study of the County's population, present and projected to 1990; the effect of economic development in the future, and an inventory of community facility (including utility) installations and the transportation facilities serving the County. That data, in combination with the comprehensive plans for the cities of Kalamazoo and Portage, made it possible to arrive at preliminary determinations of the distributional pattern of major land uses throughout the County for a base year of 1975 with an estimated population of 233,810, and projected to 1990 when the population is estimated at 318,696. Space needs for the various uses as originally estimated in the first phase of this program* were adjusted in response to more definitive existing use data developed in connection with the Kalamazoo Area Transportation Study and additional consideration of the effects of population and economic changes occurring in the County during the planning period. Considerably larger areas have been set aside for the various land use activities than could be expected to develop by 1990. This has been done deliberately so that a wider choice for the location of land uses during the next twenty years may be made. Consideration of the foregoing information by the County Planning Commission (largely through its Land Use Committee) led to the formulation of a series of Land Use Goals, designed to serve as guidelines for the preparation of the Land Use Plan. GENERAL DESCRIPTION J The Land Use Plan presented here is a graphic illustration of the general development pattern of Kalamazoo County as i t is expected to appear by 1990 if the goals and objectives are to be achieved. The basic concept evidenced by the Plan is that urban uses ide~tifie~ as residential, commercial, industrial, public ~nd semi-public, open space and parks, will be directed to Urban Areas designed to accommodate that type of development. Rural Areas a~so incl~ding public and s~mi-public, lands and "open space",' will continue to play a dominant role in the socio-economic life of the County, but it is expected to be keyed primarily to activities and uses of a rural nature. * Existing Land Use - Kalamazoo County, December, 1965. - 2 - , �The determination of the extent of the Urban Area, and subsequently the distribution of-urban uses, resulted from a series of considerations--land area required to meet the space needs of the 1990 population for the full range of uses, the capability of sanitary sewer and water supply systems to provide those services; the nature of the land; the existing and programmed community facilities · and transportation network~ The Urban Area form was derived from the study of a series of preliminary sketch plans illustrating three approaches to urban design form--urban sprawl, central city with satellite communities and corridor development. The 1975 sketch plans are shown in Appendix A, Maps A-1, A-2 and A-3. Maps 1, 2 and 3 which follow show the sketched 1990 configurations of the three concepts. The form displayed in the Land Use Plan (see Map 6, inside back cover) is somewhat of a combination of the three alternatives studies as being particularly appropriate in view of existing and trend development patterns, and the physical characteristics of the County. The major portion of the Urban Area represents outward movement from the central cities of Kalamazoo, Parchment and Portage, extending east and south to include Galesburg and Vicksburg, respectively, with an extension to the southwest in response to the establishment of the Community College in Texas Township. Other urban centers, the villages of Augusta, Climax, Schoolcraft and Richland, as well as emerging urban concentrations in the vicinity of Gull Lake, ,a.djoining Barton Lake in Schoolcraft Township and at central loca-, tions in the Alamo and Wakeshma Townships complete the Urban Area as defined in the Plan. Certain significant physical features, major lakes and marshalands, are shown to illustrate their impact on development patterns and as an aid to orientation. - 3 - �MAP #1 - if' ~ r ·... /. 'i: '-" , / -, , ,-,~-_, ,,1- .• --- # . , ,,iJ; ,r ,-0·,j',~ .-~ / l~ISU~l~HI l,.,F~-,+---~1 / - J" ,-,..--,-i-+--~------< ,/'· ' ; ST J EPH C NTV KALAMAZOO COUNTY, MICHIGAN 1990 SPRAWL CONCE'PT .,,. ,. .........,......,, ... •••••••••·• .. ••••••••••••••••• .. ••Cl•••• ••- .. ••••• .. ·•••••••....•••• U•h• D• •••••u•••••••• .. •U••••"•••••o ................. ,.,... ....... ....... ..... . .. u . ................... , ., Prop o rool l,y , SCHfUII A$$0C \ ATU, IMC ., A l>l t1 h le11 ol CLTOI f , WUUAMS & AS$0C ., IMC ., INMI.J , KALAMAZOO METROPOLITAN COUNTY 4 PLANNING COMMISSION �MAP ~ 2 l-, 17 .,. ._.___., ~L - ~ \ 1· I t - - ~f---~ I- / 1 I ·" ,;\!AhJ '><,C> \,/ \ 1 i'l j Ir l '" 1-- . s , ( _~:I · ( --~--+---- r I . fr. -- I , I,,. l:~. S7 , 't~ II d', ' - ~-+=-,-,-F-+-'4---+- -~ -- //~• I _I r ..,•, ) I- .. ., ,, ,. t---.--'--+----,--'-------- l ~ -. / I - -01r -~ 4 ., . . ,.-.,-. ._n~: ,' I__..~ " ~~f;fc~fti ' ' ' ' • i --~---1--t---~-- --< //. ~ ' l!PH COUNTV KALAMAZOO COUNTY, MICHIGAN 1990 SATELLITE CONCEPT J __ ...................... ,,............................... ... ........................................ , .... ,.... ....... , ., .....,. . ... w, .. . o.. . ....... , ........ w,, • • ., ..... . .................... 1o., ••••••• ,nporo,I KALAMAZOO METROPOLITAN 5 COUNTY i.,. , SCHH LI I AS$0 CIAT U, INC ., A Di wh l H of CLYOI t . WHUAMS & AS SO C., IMC ., INDl'lS , PLANNING COMMISSION �MAP #3 -~-~-(-.,-, ' - ( -_ I , r-'~ .' ,,J_. , V ~,,...,., , , ~ ' } 0 /\I rfl ., ' ·t' , XA§ !, pil J I ;1 J£ J ':' ' --f - ~-- i J; g ~ KALAMAZOO COUNTY, MICHIGAN 1990 CORRIDOR CONCEPT ....................... . ................, ._..., ... ~···· ..............,...····-···· ., ......... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 0, •• , . ....... ............ u,, .. ........ ol,.,M,.,1.. ......,,,. .,,,,, 0,4 ,,opo nil l,'I' , SCl-lllllf AS$0C1AUS, IMC ,. A Dl•l ■ l o. of CL'l'Of f . WllLIAMS & ASSOC ., IMC. , INDN.S, KALAMAZOO METROPOLITAN COUNTY 6 PLANNING COMMISSION �GOALS, OBJECTIVES AND POLICIES The establishment of planning goals for Kalamazoo County represents a first step in the formulation of public policies concerning the growth and development of the County. Such policies underlie the determinations used in the preparation of the Comprehensive Plan, and serve as guidelines for implementing the Plan. The setting of planning objectives is an intermediate step which defines the specific proposals made in the Plan which should be carried out and become realities within the planning period, in this case by 1990, if significant progress in meeting the planning goals is to be achieved. GOALS Following consideration of appropriate goals for Kalamazoo County, the County Planning Commission adopted a series of Genera_l and . Spe_c ific Goals for the Comprehensive Planning Program. Reproduced below are the General Goals and the Specific Goals for Land Use. The reports dealing with Community Facilities and Transportation will contain only the specific goals for those elements of the Plan. " GENERAL GOALS Physical development, with which the Comprehensive Plan deals, is essentially concerned with environmental goals, but it is also in-. fluenced by the county's social, economic, and political goals. These general categortes are discussed below: Environmental Goals e THE ATTAINMENT OF CONDITIONS OF SAFETY THROUGHOUT THE COUNTY With so many new problems receiving attention, it is sometimes easy to overlook the more basic and traditional goals. Safety is one of these. Planning has always been concerned with making the planning area a safer place inwhich to live. It pursues this goal in a variety of ways including isolating dangerous activities, requiring inherently safer urban design, and regulating development in areas of unsafe topography. • THE ATTAINMENT OF CONDITIONS CONDUCTIVE TO HEALTH THOO,UGHOUT THE COUNTY ... ~ ,,,1 Health is another traditional and frequently overlooked goal. Planning's contributions to this goal range from relating development through setback requirements and yard sizes to natural sources of water, light and air, requiring adequate pollution controls and accommodating health facilities, hospitals, etc. in the proposed development pattern. - 7 - �L] • THE ATTAINMENT OF CONDITIONS OF AMENITY THROUGHOUT THE COUNTY The County has always been concerned with what its people see, hear, and smell, but increasing emphasis is being placed on amenities as their economic and psychological values become known. Since planning deals with the physical and functional patterns of the county, its contribution to the making of a more attractive ·area can be very substantial. • THE ATTAINMENT OF THE BEST USE OF THE NATURAL SURFACE RESOURCES ,. The natural landscape contains elements of opportunity and restraint. Relating development to the landscape can effect public and private economics, contribute to county appearance, and prevent unsafe conditions. e THE ATTAINMENT OF BALANCED RELATIONSHIPS BETWEEN DEVELOPMENT AND FACILITIES Both efficiency and liveability are provided when development, largely private, and facilities, often public, are balanced. For example, housing must be considered in relationship to utilities, parks, schools and streets. Planning provides several of the instruments by which coordination is achieved. Social Goals • THE ATTAINMENT OF A MAXIMUM RANGE OF OPPORTUNITIES AND CHOICE FOR ALL RESIDENTS OF THE COUNTY The responsible county today is one which provides ample opportunities and range of choice for the personal development of its citizens commensurate with its resources. The citizens include persons of different abilities, ages, tastes, and aspirations, and the opportunities include education, housing, recreation and employment. Both public and private services are considered. Planning's contributions include the designation of needed facilities in appropriate locations and recommended programing for their provision. · - 8 - ' , �J Economic Goals • THE ATTAINMENT OF A GROWING AND MORE DIVERSIFIED ECONOMY It is judged that the citizens of the County are interested in economic growth by means of a more productive economy, as well as a more diversified economy capable of providing a greater rate of employment, both of which would provide for a more stable tax base. Planning can accommodate this goal by providing for a greater variety of locations and environments for economic activities. • THE ATTAINMENT OF THE BEST LEVEL OF EMPLOYMENT FOR THE LABOR FORCE OF THE COUNTY The County is interested in enabling all citizens seeking an occupation to be able to find employment. Through providing a physical framework conducive to the retention of existing "industries" and the attraction of new economic activities, planning can play a major role in obtaining desired -levels of employment. • THE ATTAINMENT OF A TAX BASE TO PROVIDE ADEQUATE PUBLIC SERVICES With "public overhead" increasing in range and cost as a result of changes in technology and the economy, communities are being forced to enlarge their tax bases. Planning seeks to improve the tax base indirectly by encouraging higher quality and longer lasting development, and by promoting conditions which should make the County attractive to economic enterprises. Political Goals • -i ,,. THE ATTAINMENT OF THE MOST DESIRABLE DEVELOPMENT THROUGHOUT THE ENTIRE COUNTY The responsibilities of the civil County, and the planning area of its comprehensive plan, extend throughout the entire geographic area of the County. This widespread coverage means that the County's comprehensive plan can deal with more relationships than the plans of its individual local units of government. The comprehensive plan can, therefore, aid the local units of government in the preparation of their own plans as well as serving the County as an instrument of county-local cooperation. - 9 - I '' �I • THE ATTAINMENT OF WORKABLE RELATIONSHIPS WITH OTHER GOVERNMENTS: LOCAL, COUNTY, STATE AND FEDERAL The growing complexity of government activities is forcing closer relationships among municipal, county, state and federal governments, particularly in the economic sphere. Workable arrangements between these levels often require the kind of firm local development decisions which are embodied in a comprehensive plan. e THE ATTAINMENT OF STATURE IN THE COMMUNITY OF COUNTIES A pride in the County is important to most citizens. Its reputation among other counties is a test of stature. By encouraging a better and distinctive physical image, planning contributes to the County's reputation. SPECIFIC GOALS The general planning goals may be extended, or supplemented, by the statement of goals relative to the major elements of the Comprehensive Plan with respect to the following: • Land Use • • Community Facilities Transportation Ll LAND USE The Land Use Goals are given below. r Agricultural Goals Although the County is urbanizing, agriculture plays an important role in the county's economy and will continue to do so in the foreseeable future. The Comprehensive Plan must recognize the particular needs . of agriculture and the characteristics of agricultural land just as it recognizes urban forms of land use. The following goals are proposed: • PROVIDE FOR THE RETENTION OF PRIME AGRICULTURAL LANDS FOR FARMING THAT ARE NOT ESSENTIAL TO MEET THE NEEDS OF URBAN GROWTH DURING THE PLANNING PERIOD. • PROTECT THOSE AGRICULTURAL AREAS TO BE RETAINED FROM THE INTRUSION OF SMALL LOT RESIDENTIAL DEVELOPMENT, AND FROM OTHER NON-FARM RELATED USES AND ACTIVITIES. • PROVIDE THOSE COMMUNITY SERVICES NEEDED BY RURAL RESIDENTS. - 10 - '1 Ill r �POLICIES The more significant of the policies applying to land use in Kalamazoo County are listed below; further elaboration of this subject is referred to under the heading "Development Guidelines" appearing if_f the discussions of the maJor land use categories in this report. General • The use of land to meet the needs of urban growth should be confined to the Urban Area delineated in the Plan, where transportation and community facilities can be provided through the planning period. New development should adjoin presently developed areas to prevent the costly and undesirable consequences of scattered subdivisions. • Lands to be used for urban uses are dependent upon a broad range of urban services and improvements (streets, utilities, schools, parks, health and welfare, libraries, police and fire protection, etc.) and should not be so used unless a satisfactory level of such services and improvements can be made available. • Lands in natural drainage courses, floodplains, marshes and otherwise unsuitable because of topographic or geologic characteristics should remain undeveloped as an accommodation to their natural purpose, to avoid the problems arising from development and to provide areas for needed open space. • Lands not well suited to development because of natural characteristics should be permanently reserved as open space through action by public agencies--ownership in fee, by establishing scenic easements or through land use regulation. In addition to retaining such lands to satisfy natural functions, open space can serve as a determinent of urban form, be utilized for casual recreation and the study of nature and can make a valuable contribution to the quality of urban life. • The intrusion of "plat" development into the Rural Area should be discouraged as being inefficient in terms of needed public services and improvements and as interferring with the socio-economic structure of the agricultural community; however, recognition of a vaiid interest in "country living" on the part of some of the County's residents indicates that such use of non-agricultural lands in the Rural Area may be appropriate on large parcels of several acres or more. • The integrity of the Land Use Plan, as a guide to establishing the most fitting pattern of land use, must be 13 �maintained if the basic goals of the comprehensive planning program are to be achieved. • Strip development bordering existing roads! whether for residential or commercial use, should be discouraged as it adds to traffic hazards, is costly in terms of providing community services and facilities and frequently produces "dead" interior land areas. f • Planned unit developments, for residential or even an appropriate mix of residential and other uses shou~d be encouraged as a means of achieving good quality neighborhoods and creativity in urban design. • Land development standards should be designed to encourage the rehabilitation and upgrading of older neighborhoods and to prevent the conditions which lead to blight and deterioration. ,.. Residential Land Use Policies Kalamazoo County has grown according to the pattern of most counties under the influence of a large city--from the city out, with a clustering of development at village centers. There are residential sections throughout the county which vary in quality--some indicate an instability that leads to eventual blight; some are well planned and stable; others are poorly planned and already showing characteristics of instability. Growth has occurred with additions here and there of subdivisions of various sizes, with a broad range of quality as to layout and relationship to adjacent developments and street patterns. A primary purpose in the guidance of land development is the creation of stable residential areas which -contain pleasant homes served by a circulation system, and which are properly related to commercial areas, employment centers and open space. In developing an interrelated system of land uses, residential areas are generally best formed in elementary school neighborhood units; which are bounded by prominent physical land features, major elements of the circulation system, and other more intensive land uses. Within the residential neighborhood there should be adequate provision for an elementary school, church sites, local shopping facilities, and ~ecreation facilities for both children and adults. Within the area of Kalamazoo County subject to urban development, cert~in types.of land are suitable f?r residential purposes. The rolling and higher areas are more suitable for residences than for industrial or agricultural use. Many of the higher areas have the additional amenity of view, and are less subject to flooding conditions and drainage problems. - 14 - Ll .Ll �J Following are the Residential Land Use Policies for Kalamazoo County. • Residential areas should be encouraged to develop primarily in the gently rolling areas rather than in the valley bottoms or on the very level lands better suited agricultural or industrial use. • The development of a variety of housing types and locations should be encouraged within each major segment of the Urban Area by: (a) Fostering and retaining the natural variety inherent in the landscape by reason of topographic variation, views, water areas, etc. (b) Allowing for the use of housing types ranging from single family homes to multi-family apartments and providing for variations in the design of these areas and their related facilities. Residential Density While residential density is merely a measure of number of persons residing within a unit area of land, it also has implications of housing forms and considerable impact on surrounding land uses. Residential density affects the size and spacing of arterial streets, schools and parks, and commercial areas. It is a determinant of the size of water mains and other utilities. Residential density is a significant factor in the plan for Kalamazoo county. • Residential areas should have varying densities dependent upon the type of development, location, and degree of improvements. • A maximum density of one housing unit per five gross acres should be employed in the Rural Areas. • Single family residential areas should have a maximum allowed density of four housing units per gross acre. • Multiple family residential areas should always be located functionally convenient to a regional or local arterial street. Adequate arterial and collector streets should exist prior to or be developed concurrently with the development of multiple family uses. • Since multiple residential areas are complementary to shopping areas and other primary service facilities, they may logically be developed adjacent to such uses. - 15 - �0 • In order that a maximum number of persons can take advantage of the amentiies of view and permanen~ open space, multiple residential ~se may be loc~ted in or adjacent to such areas, provided that multi-story structures are so located and designed as to not destroy such amenities for adjoining existing or potential residential areas. • The high densities of multiple residential use · should be located: ( a) (b) • Adjoining or convenient to regional arterials with preference given those routes which provide the most convenient and direct access (in terms of travel time) to the major trade and employment centers of the area. Adjoining major shopping, cultural or civic centers (at urban or multi-community level). The lower density of multiple residential use should be located: (a) Adjoining or convenient to regional or local arterial streets. (b) Adjoining the smaller business, cultural or commercial centers (at community or neighborhood level) • (c) As a transitional use between higher density multiples and single family residential densities. Mobile home parks, in terms of density; are predominately a multiple residential use and should be treated and located as such. However, mobile homes are a rather unique form of residential use. The home is designed to be moved, and as the size of the mobile home increases, so must the equipment used to move them. Although mobile home parks are similar in density to multi-family residences, especially in terms of space alloted to each unit, the park spreads out horizontally over the land and, thus, usually break the area into many small open spaces. Since such parks create certain specialized problems, recognition should be given the following: • Because of the heavy equipment required to move the larger mobile homes, because they are subject to ' and capable of being moved periodically, and because they should not be moved through adjacent residential neighborhoods, locations for such homes should be functionally convenient to a regional arterial. - 16 - ,. ,,,. �J • Adequate protection should be afforded the residents of mobile home parks from the adverse influence of adjoining streets and non-residential uses through proper landscaping, screening, or setbacks from such streets or uses. • Although some mobile home parks may be occupied by families without children, not all necessarily are. Therefore, such parks should be located so that they may be served adequately by such normal residential services as schools, playgrounds and commercial centers. • In order that mobile home parks may blend with the urban landscape, particular care and attention should be given to proper site location and design. Attractive natural features should be utilized to full advantage. Commercial Land Use Policies Conveniently located business areas of sufficient size to offer an adequate range of goods and services are as important to good community development as schools, parks and utilities. The need for a full range of business and commercial development is recognized and should include neighborhood, community and central business centers and other general commercial concentrations performing special functions in order to insure sound, balanced development of new commercial areas and the improvement of existing ones. The total amount of land allocated for all business and commercial uses should be scaled to demonstrated demand and need. As most businesses serve the population within a given area, the businesses increase in area with the population, although at different rates of growth. Because of the impact business has on other land uses, its scale and location should be coordinated with the other uses. In the otpimum location of business areas, access to potential customers is an essential requirement. Following are the Commercial Land Use Policies for Kalamazoo County: • Commercial areas should locate on properly sized traffic distributors centrally within or at a po~nt best serving the trade area. • In order to assure traffic safety, commercial areas should be located and designed for convenient access, provide off-street parking for automotive vehicles and separate vehicular from pedestrian traffic. - 17 - �0 • In order to improve the traffic vo~ume cap~ci~y o~ . streets designed for through traffic, the indiscriminate stripping of commercial uses along their frontages should not be allowed. • Business should be permitted only after sufficient right-of-way, improvements, and special control of access points have been assured to accommodate the added traffic generated. • In all cases, no access to abutting commercial property should be allowed within 35 feet of the intersection. Where possible, as in the case of larger ownerships or combined parking areas, the distance should be increased to 150 feet. Business areas should be located centrally within a trade area containing an adequate supporting population. Within such a trade area, two principles are involved in the location of business areas: (1) they should be related to the capacity of the street system, and (2) similar uses should be grouped. • A business area should be at a location which is conducive to convenient access by numerous shoppers. To be avoided are intersections which have existing congestion problems, abrupt changes of grade, intersections formed by acute angled streets, and other situations where additional traffic generated would impair the safety of motorists. • As additional traffic is generated by a business area, congestion should be minimized by provision for proper entrance and exits, and by provision for internal traffic circulation and ,parking. • As retail and personal services are business uses dependent on walking traffic, they should be encouraged to group together, preferably within planned centers, to maximize business potential and pedestrian movement within the concentration. • As the success and vitality of a shopping area is dependent in part on the maximum movement of pedestrians, the location of non-shopping establishments should be discouraged_within the core which create "dead-s:pots" such as offices, and large general commercial uses. • In general, retail businesses should locate on one quadrant of an intersection with other quadrant_s_ occupied by comp~tible use~ such as properly oriented or I?rotecte~ ~esidenc~s (either single or multi::- .'. family), clinics, offices, or other commercial uses which do not generate significant cross-shopping pedestrian or vehicular traffic. - 18 - r r r J �J J • Neighborhood business areas should consist of neighborhood shopping only. Intensive and heavier general commercial uses, large space users, an_d residential uses are not considered compatible within neighborhood business areas. • The size of a neighborhood shopping center district should be designed to serve the potential population within its trade area and range in size up r.. .. to a maximum of 10 acres. • Neighborhood business areas should be located from l½ to 2 miles apart in order to encourage stable commercial areas. • A neighborhood business area should locate at the junction of two local arterials or a local and a regional arterial, which should be central within its trade area and at a point best serving two or more elementary school neighborhoods or parts thereof. • Neighborhood business areas should be located at the junction of elementary school neighborhoods rather than within them. • A- neighborhood business area should be functionally separated from an existing or planned school in order to aid in the control of students during school hours as well as provide for greater safety. • As an exception to normal neighborhood business areas, limited retail or convenience centers or districts (containing up to 8 stores) may locate at the intersection of two local arterials, at the junction of a local arterial and a collector street, and serving only isolated residential areas. • The isolated residential areas should be outside the normal service area of the nearest existing or potential neighborhood business area. • Neighborhood business should be restricted to one quadrant of an intersection. • A community shopping center or district should range in size from 10 to 30 acres with 100,000 to 200,000 building square footage. • In order to encourage stable commercial areas, community centers should be located from 2 to 3 miles apart; and, as community business also serves the function of neighborhood business, a community business area should be located about one mile from neighborhood business areas. or - 19 - �• A community center should locate at the junction of a local arterial and regional arterial or the intersection of two regional arterials. • In order to minimize conflicts between shopping traffic and pedestrians, community business areas should locate at the boundary of elementary school neighborhood. • A community shopping center should be functionally separate from an existing or planned school in urder to aid in the control of students during school hours as well as provide for greater safety. • Community business should be restricted to one quadrant of an intersection, except when locational criteria specifically encourages a general commercial use to locate as part of a community business area. • The size of a regional center or district should be designed to serve the potential population within its trade area and range from 40 to 100 acres in size. • A regional center should be designed to serve a potential population of 30,000 to 150,000 persons residing in an area within 4 to 20 miles radius, depending on density, physical features, and circulation system. • In order to encourage stable commercial areas, regional centers should be located from 4 to 8 miles apart; and, as these centers also serve the function of community business, it should be located from 2 to 3 miles from community business areas. • A regional center should locate at the intersection of two regional arterials. Industrial Land Use Policies Industrial activities may involve the processing, handling and manufacturing of products, and research and technological processes. Heavier industries may include manufacturing, assembling, fabrication and processing, bulk handling of products, storage, warehousing and heavy trucking. All should be related in terms of intensity of use. They should be operated to · minimize external effects of traffic congestion, noise glare air and water pollution, fire and safety hazards. ' ' - 20 - Ll �Enough land, whether for an individual establishment or for a planned industrial park, should be provided with adequate space for industrial operations, future expansion, off-street parking for employees and visitors, loading and docking facilities, storage, landscaping, utilities, separation of buildings, and other space requirements. Because of their considerable investment in specifically designed facilities, most industries want to be assured of having enough room for future growth, and purchase or reserve area larger than necessary for immediate needs, however, space for industrial uses should be scaled to the demonstrated demand and need. Following are the Industrial Land Use Policies for Kalamazoo County: • Industrial areas should be encouraged to develop primarily on large level sites except prime level agricultural land, which should be subject to special analysis to determine proper timing of use change in order to avoid premature curtailment of agricultural production and loss of permanent open space. • Industrial areas should be functionally convenient to major transportation routes which include regional arterials, expressways, freeways and major railroad lines. • Industrial areas should be located where adequately served by major utility lines electric power stations and transmission trunk sewer lines, tru·nk water lines and lines. • Whereas collector and local arterial streets serving residential areas are designed primarily for passenger automobile traffic service, industries should be located with access provided only to expressway or major truck routes so that traffic will not pass through residential areas. • Land use types other than industrial or industrially related uses should be discouraged from industrial areas, with the exception of such convenience uses as banks, post offices and restaurants. • Certain industrial uses generate heavy traffic, noise, smoke, or other nusiances, and should be located . where it is feasible to provide an adequate transition, such as light industrial areas, commercial areas, or open space, to adjoining land use types. J - 21 - they can be which include lines, trunk _ gas �Certain areas of the County, both in and out of the Urban Areas, are rich in natural resources which, if not reserved, may be forever lost by prior development of the land for other purposes. Two principles should be applied; one, the natural resources should be allowed to be utilized, and two, the land should be reconditioned for other uses following resource utilization. • In order to insure continued development of natural resources prior to development of the land for other purposes, extractive industries should be allowed to locate in areas known to have deposits of minerals and materials. • After the industry has depleted the raw material, the land should be reconditioned in such a fashion that i t can be used by some other type of land use. • Because of the heavy equipment necessary to remove raw material from the site, extractive functions should operate only when the site is located on or has direct access to at least a local arterial in urban are as • Open Space Land Use Policies "Open Space" is area in public ownership or control which is open in character to permit visual or physical access. Open space may be intended for a specific purpose, or may just be "there". Open space may be miles of wild area or acres of farm land. It may be a small landscaped open area among the narrow canyons of the Central Business District. On the other hand, it may provide a view of the city, country-side, or any other feature as long as the outlook is a relief from the urban environment. Open space includes, but is not limited to, parks, recreation areas, water bodies, historical sites, sites of unusual scenic quality, scenic routes, flood plains, drainage ways, wildlife refuges, and land used for agriculture, forest, fisheries, water sheds, and extraction of mineral deposits. The following are the Open Space Land Use Policies for Kalamazoo County: • Open space should be distributed throughout the Urban Area to insure a relief within the urban environment provide sufficient space for passive and active ' recreation, and help curb the spread of urban blight and deterioration. - 22 - �In the modern day metropolitan area, as in Kalamazoo County, urban development is spreading over the country side. Communities are formed, many having the population of full-fledged cities, and all blending into one. Large expanses of open space are necessary to separate these communities from one another, and to provide a breathing place for urban development. • Where possible, open space elements should be combined to form a visual and sometimes physical separation between major sectors of the Urban Area in order to discourage continuous urban sprawl, and to preserve many of the natural features of the land. • Where feasible, areas or strips of open land such as drainage ways, marshes, scenic routes, trunk utility lines, hiking or nature trails, and bridle trails, should be reserved between residential neighborhoods or communities and between residential and adjacent areas. In the development of a total open space system, the functions of the various open space elements should be related to the distribution of population, other land uses, and the transportation system. , • Adequate open space land should be readily available to all classes or users. • The function and size of open space areas and facilities should be related to the density and total population of the area served. • Open space areas and facilities should be coordinated within the County and wi-th adjoining counties. • Multiple uses of open space land should be- encouraged, provided that the uses are compatible and adequate area is provided for each specific function. • Areas designated for open space purposes should be held inviolate against diversion to non-open space uses, and should not be considered as a reserve for such uses. If an overriding public purpose by another governmental agency requires the taking of open space land, compensation should be made for the area taken by the provision of an equal or better area and facilities. - 23 - �THE LAND USE PLAN - GENERAL URBAN 'AREA 'REQUIREMENTS The Land Use Plan shows the lands proposed to be used in the several use categories by the year 1990. The amount of land indicated for each of the uses was determined in accordance with accepted planning procedures as modified by the characteristics peculiar to Kalamazoo County. The following comments and Table 1 describe the basis for making these determinations. Current trends in residential development point to an increasing number of dwelling units being provided in multiple family structures which could result in a somewhat higher density of use and· require less land area than if the present mix of housing types were to be continued. Counteracting that effect is another current trend toward the incorporation of larger areas of open space into residential developments of all types. It appears, therefore, that the previously described indicators of space needs represents a reasonable estimate for planning purposes. That estimate is about 67 per cent greater than the 1965 residential land figure and at the density of use reported in the 1960 Census (3.9 units per acre) would accommodate 40,157 additional housing units. The projected population increase between 1965 and 1990, related to the 1960 average number of persons per housing unit (3.2), would indicate a need for some 40,000 new housing units between 1965 and 1990.* RESIDENTIAL LANDS Nearly 15,000 acres of land in the County were used for residential purposes in 1965, about 79 acres per 1000 residents. The Existing Land Use Report for Kalamazoo County projected a need for about 25,000 acres of residential land by the end of the planning period. The projected acreage figure given was "net" and did not include lands in streets which in the contemporary residential development will add about 20 to 25 per cent. In this instance the total gross area required would range from 30,000 to 31,250 acres. Applying the 79 acres per 1000 persons to the estimated population in 1975 indicates a total need in that year of 18,470 net acres and for the 1990 population a total of 25,177 net acres, or 30,000 gross areas. COMMERCIAL LANDS The number of acres of commercial land needed to provide appropriate service to the people of Kalamazoo County in the future can be estimated on the basis of prevailing standards of service with some adjustment in the light of current experience and trends. The 1965 survey of existing land use disclosed that 1,153 acres of land were * For background information see Appendix A, Map A-4. - 25 - �TABLE 1 PROJECTION OF LAND USE NEEDS BY RESIDENTIAL, COMMERCIAL AND INDUSTRIAL FOR 1965, 1975, 1990 KALAMAZOO COUNTY, MICHIGAN Gross Acres RESIDENTIAL LANDS 1965 Residential Lands Estimate Acres per 1,000 Population 1975 Projected Residential Land Needs 1990 Projected Residential Land Needs 15,000 79.0 18,470 30,000 ,, COMMERCIAL LANDS 1965 Commercial Land Estimate Acres per 1,000 Population 1975 Projected Commercial Land Needs 1990 Projected Commercial Land Needs 1,153 6.1 1,426 1,944 INDUSTRIAL LANDS ,,,. ,, 1965 Industrial Land Estimate Acres per 1,000 Population* 1975 Projected Industrial Land Needs 1990 Projected Industrial Land Needs 3,440 18.1 4,080 5,040 TOTAL 1975 NEEDS 23,976 TOTAL 1990 NEEDS 36,984 ~ ,,.. ~, ,,,. * Ratio decreased to 15.7 by 1990. - 26 - ., �used for commercial purposes, or about 6.1 acres per 1000 population. This ratio is probably the result of Kalamazoo's drawing power as a commercial center. It is expected that the need for commercial land in this County will remain at the higher level, although a slightly lower ratio may be experienced by 1990. By applying the current Kalamazoo County ratio of 6.1 acres per 1,000, there is an indicated demand in response to expected population growth for 1,426 acres by the year 1975 and 1,944 acres by 1990, some 273 more acres than presently used by 1975 and an additional 518 acres by 1990, a total of 791 acres over the 1965 figure. In terms of providing for future commercial development, somewhat more area than indicated above will be required. Modern shopping facilities require substantial tracts of land to accommodate retail and service buildings, the provision of off-street parking space and landscaped areas. Normally, some three to four times the space in structures is required for parking and amenity treatment. Another factor influencing the need for commercial land is the outward movement of business establishments, offices and distribution centers, to outlying locations where larger tracts of land for parking and open space can be assembled more readily than at in town locations. It is frequently observed that strip and scattered commercial development in the older sections of the community are being abandoned and the properties are being converted to other uses. All of these influences indicate that a realistic view of the future need for commercial land would total some 1900 acres by 1975 and 2800 acres by 1990, representing increases over the 1965 commercial acreage of about 750 acres and 1650 acres respectively, for the two planning target dates, somewhat more than double the increases derived by the ratio method. INDUSTRIAL LANDS Industry is a relatively small user of urban land. On the average, an urban community can be expected to have between five and seven per cent of its gross area devoted to industrial uses. In 1965 9.1 per cent of the City of Kalamazoo area was used industrially while only 0.9 per cent of the total County area (or 3,440 acres) was being so used which illustrates the range to be expected between developed and relatively undeveloped territory. In 1965, the Kalamazoo County Existing Land Use survey indicated a ratio of 18.1 acres of industrial land per 1000 persons. The planning study report on Economics . (1965) indicated a need for 1,500 to 2,000 additional acres to accommodate the industrial ewployment in new establishments to the end of the planning period. Since that estimate was based on an earlier and somewhat higher projection of population related to projected economic growth than the currently accepted projection derived by demographic methods, it appears that somewhat fewer than 2000 new industrial acres may be required. - 27 - �. Nevertheless i t appears expedient for planning purposes to accept the 2000 acre figure from the Economics Report, minus the 4 0 0 acre General Motors tract in Comstock Township (which had not been considered as existing in that Report) leaving a net need of 1600 new industrial acres by 1990. This gain between 1965 and 1990 would result in the 1990 ratio for all lands in industrial use of 15.7 acres per 1000 persons, somewhat lower than the 1965 level of 18.1 acres per 1000. 7 OPEN SPACE, PARKS AND PUBLIC AND SEMI-PUBLIC LANDS I I I 1 The principal determinants of area required to meet most of these needs as represented by the Land Use Plan are developed in detail in the Community Facilities Report. However, much of the area indicated as Open Space in the Plan represents a designation of major tracts of land which, by reason of their natural characteristics are unsuitable for most intensive urban uses but have much to offer as permanent and unencumbered green space. While such space will be used for outdoor recreation, their main function will be that of providing for periodic flood flows, to give form and definition to the pattern of urban development and to serve as an antidote to other elements of urban life. ,..,, THE LAND USE PLAN--LOCALIZED The scale of the Land Use Plan requires that the presentation be quite generalized in indicating the distribution of uses proposed throughout the County. As an aid to the interpretation of the Plan on the part of the cities, villages and townships in their planning implementation programs, individual land use plans for each such jurisdiction (excepting the cities of Kalamazoo and Portage, for which comparable plans have been prepared by their respective planning officials) have been prepared. Where appropriate there has been some refinement of the use categories; for example residential use in the Land Use Plan does not suggest resid~ntial use densities, whereas the local land use plans divide the residential classification into two density groups--low and medium to high--and lands subject to extractive operations are so designated. Rural lands are shown in these plans in the open space grouping. The individual local land use plans are on file in the offices of the Kalamazoo Metropolitan County Planning Commission. ,- - 28 - �THE LAND USE PLAN--RESIDENTIAL USE INTRODUCTION Residential uses occupy the largest single share of a community's developed land. Although the precise figure for any given community may vary greatly, the average urban entity has about 40 per cent of its developed area devoted to housing. The area in housing and the variety of dwelling unit types depends on a set of variables which include the economic base, size and age of the community, topographic considerations, and individual housing preferences. Typical trends in Kalamazoo County affecting residential land use include a highly mobile population, movement towards suburban and countryside living and the increased use of multi-family housing. These are all important factors that must be considered in planning residential land use. DEVELOPMENT GUIDELINES Residential development can, and does, take a great variety of forms and styles as to arrangement, location, density and housing types. There can be no precise specifications to be applied uniformly to produce "ideal" residential areas throughout Kalamazoo County. Experience with urban development does, however, indicate that when certain guidelines are applied to the development of residential areas, they do produce a setting and a degree of accommodation for the use tha~ is convenient and economical with an amenity value that makes urban living desirable. The Land Use Plan indicates extensive areas (in acreage two or three times as much as may be needed at current average densities by 1990) for residential use. The character of the utilization of that undeveloped land in the next 20 years for residential purposes, will be largely determined by the manner in which the development of that land takes place. Consideration of certain key factors applied to residential development proposals will assist in creating a higher level of satisfaction on the part of Kalamazoo County residents and provide some assurance that the objectives of the Land Use Plan will be achieved. Figure 1 illustrates some of the desirable principals of the Land Use Plan in respect to a Community. Some of the significant items to be considered are: LOCATIONAL RELATIONSHIPS While there is an interdependence between all land uses, more are dependent upon a close relationship to residential use than the reverse. Major considerations are accessibility by uncongested roads and highways within reach of utility systems and a location not likely to be adversely affected by external influences. J J - 29 - �FIGURE 1 -- -- ~~ ....... ------- . . ~-><....~ Ju . < ~ ,.-,-< --'-><- - -·· H'I '-s ---- £ '>- Busi J): / r I AN ORGANIZED URBAN COMMUNITY, BALANCED IN TERMS OF LAND USE, AFFORDING · COMPLETE SERVICE AND EMP LOYMENT OPPORTUNITIES TO RES IDENTS feat Ure S Of a pL A N N E D e ALL PARTS OF THE COMMUNITY INTERCONNECTED BY TRANSPORTATION SYSTEM e INDIVIDUAL NEIGHBORHOODS PROTECTED FROM HEAVY TRAFFIC e JUNIOR HIGH SCHOOL SERVES TWO NEIGHBORHOODS e SENIOR HIGH SCHOOL SERVES FOUR NEIGHBORHOODS e DIRECT ACCESS TO THE CENTRAL BUSINESS DISTRICT FROM ALL PARTS OF THE COMMUNITY COMMUNITY " • 'I r 'I - 30 - �J ,. SITE CHARACTERISTICS Basic considerations are good sur£ace and internal drainage. Areas of poor drainage and subject to even short term flooding are to be avoided. Subsurface soils of poor structural quality are also to be avoided. Rolling lands are usually best suited to the purpose and can produce most interesting areas. Very steep slopes also create areas of interest but are less economical in terms of units to be accommodated and the cost of installing improvements. Tree cover adds to the attractiveness of a site as do views from ridges and high points. UNIT DEVELOPMENT Residential areas should be organized into neighborhoods whose size is largely dependent on easy access (1/2 to 3/4 mile) to a centrally located elementary school, recreation area and convenience goods shopping center. The unit should be contained within a system of major thoroughfares (or possibly other natural or cultural barriers) and internal circulation should be limited to traffic serving or generated by the unit. These principals are illustrated in Figure 2, Features of a Planned Neighborhood. DESIGN QUALITY Contemporary design techniques applied to residential areas recognize the desirability of obtaining maximum amenity value while reducing development costs. Fitting the local street system to harmonize with the topography and other natural features adds interest and greatly reduces the need for extensive grading and drainage ways. The clustering of housing structures reduces street and utility costs and provides more usable open space for the residents of the area. HOUSING TYPES Currently the strong affinity for single family housing characterizing Kalamazoo County is being challenged. While the Existing Land Use _ study indicated only 8.3 per cent of the County's housing units were in multi-family structures in 1965, 48 per cent of the permits issued for new units between 1960 and 1968 were for multi-family buildings. Single family units will undoubtedly continue to be the dominant housing type throughout the County but with the current trend forward more multi-family housing, a more nearly balanced mix of housing types may result. In larger scale residential projects the combination of a variety of housing types and densities creates more efficient neighborhoods and offer a broader choice to the residents of the area in terms of geographic location within the community and type of accommodations. Appropriate arrangement of such installations in a completely compatible manner has been accomplished in many instances. -, - 31 - �""I ,.. ..., ,.. "'1 .... ,.. ""II A SELF-CONTAINED AREA DESIGNED FOR RESIDENTIAL ANO COMPATIBLE USES, USUALLY ABOUT ONE MILE SQUARE, WITH SAFE ANO READY ACCESS TO A NEIGHBORHOOD CENTER PROVIDING SHOPPING SERVICES, SCHOOLS, RECREATION PLACES AND CHURCHES features of a ·p L A N N E D NEIGHBORHOOD e 1700 e STREETS TRAFFIC e 10 ACRE ELEMENTARY SCHOOL GENTRALL Y LOCATED TO SERVE NEIGHBORHOOD (Maximum radius of served area, 1/2 to 3/4 mile) e 8 ACRE PLAYGROUND FOR NEIGHBORHOOD IN CONJUNCTION WITH ELEMENTARY SC HOOL e NEIGHBORHOOD SHOPPING ON COLLECTOR AND CLOSE TO NEIGHBOR HOOD GENTER FOR CONVENIENCE BY FOOT OR AUTO FAMILIES DESIGNED FOR DIFFERENT TYPES AND VOLUMES Figure 2 ... �IMPROVEMENTS AND SERVICES The livability of a residential neighborhood is due, in good measure, to the availability of a wide range of urban services. These include physical improvements such as streets, utility systems, parfs, and schools; protection such as provided by police and fire departments; and intangibles such as the quality of zoning and code administration. New residential development should be supplied with these services. Of greatest immediate need in a residential development is the installation of all-weather roads in accordance with County standards and the provision of sanitary sewer and water supply systems. Individual sanitary waste disposal and water supply is an unsatisfactory way of meeting those requirements in the modern urban community and should only be permitted at remote locations in the rural area on multi-acre tracts. RESIDENTIAL LAND DISTRIBUTION J Of the 30,000 acres Kalamazoo County by Urban Area with the description of that anticipated to be used for residential purposes in 1990, about 90 per cent is expected to lie in the balance occurring in the Rural Area. A generalized distribution pattern follows. URBAN AREA The major long term residential development in Kalamazoo County is £xpected to grow outward in all directions from the presently developed central urban core, with some areas being affected more than others. Movement generally following the highway corridors to the north, east, and to some degreee to the southeast and southwest, will be more extensive than growth to the south and northwest. The Cities The City of Kalamazoo will continue to absorb a significant amount of the County's residential growth through the planning period. J The City of Parchment will not experience a great amount of residential development as lands available for that purpose are limited in area and should be largely occupied by 1990. Portage, which now has a dispersed residential pattern will have much of its land available for residential development converted to that use by 1990. It is possible that the land area to be developed for residential purposes during the planning period in the Cities of Kalamazoo and Portage will be about equal although the density of use in Kalamazoo may be somewhat higher. The City of Galesburg, being the eastern terminus of the developing Urban Area will experience greater increases in residential development than it has in the past. Generally, residential development in Galesburg will expand in all directions except south where it is bordered by the Kalamazoo River. - 33 - �Summary As a group, the four cities will contain some 20,400 acres of residential development, 73 per cent of County - total, in 1990, as compared to only 43 per cent in 1965. In terms of area occupied residentially, this will mean a more than three-fold increase in the cities from the 6,417 acres reported as being used for residential purposes by the 1965 land use survey. The Villages The villages of Kalamazoo County are included in the "Urban Area" designated in the Plan but, only Vicksburg is considered an integral part of the central core. However, each of them is expected to experience growth through the planning period with residential development occurring contiguous to existing residential areas. The villages of Richland, Climax and Schoolcraft can expand residential development in almost all directions. Augusta is bounded by the Kalamazoo River on the south but most other areas are open to new development. Vicksburg will probably experience continued residential development to the west and southeast as well as to the north along 24th Street toward Portage. In total, the villages will account for slightly more than 3 of the County's residential lands in 1990 as compared to 3.7 in 1965. However, the area so utilized in the villages will increase by 55 per cent during the planning period, from 553 in 1965 to about 854 acres in 1990. per cent per cent possibly acres ,,.. I ~ The Unincorporated Area Substantial areas of unincorporated territory in the vicinity of the cities of Kalamazoo and Portage, which have not yet been impacted by urban development, will become a part of the central urban core of the County by 1990. Residential spillover from the central developed portion of the County will continue into southern Cooper Township; the development corridor from Kalamazoo to Galesburg will produce increased residential development in Comstock Township; a continuation of the movement into the Austin Lake area will cause further residential development to take place in the corridor extending to Vicksburg. Perhaps the most significant new residential development, other than in the cities of Portage and Kalamazoo, will occur west of those cities in Texas and Oshtemo Townships, the latter having already shown strong evidence of this trend. There appears to be good prospects for the expansion of residential growth in the north and east sections of Texas Township in response to the establishment of the new Community College, the natural attractiveness of the lakes and an interesting terrain. The unincorporated sections of the Urban Area are primarily made up of lands in Kalamazoo, Cooper, Comstock and Pavilion Townships and to a r ""r T r ,,.. r - 34 - �lesser degree in Schoolcraft, Texas, Oshtemo, Brady and Richland Townships. It is anticipated that by 1990 some 5,306 acres of those townships, will be used for residential purposes or about 19 per cent of the County land so used. Because of the lack of existing use ( 19 65) _ &a.ta separated out for the unincorporated territory of the County lying within the Urban Area, no precise measurement of increase in 1990 residential use over 1965 can be given. By inspection, it appears that the 1990 use will be approximately twice that of 1965. RURAL AREA J J For the purposes of this report, the Rural Areas of Kalamazoo County include all those lands which lie outside of the Urban Area shown on the 1990 Plan. The residential lands in Rural Areas are, of course, dispersed rather than nucleated and the density of use is almost always lower than that of the Urban Areas. It seems clear that residential development will occur in the Rural Area at a somewhat slower pace and should differ in character from the past. The natural characteristics of some of those lands--marshes, lowlands, woodlands, steep slopes and the like--make them difficult and in most cases unsuitable for concentrated residential use. Those same characteristics create highly attractive locations for individual countryside living on a comparatively large tracts of land. Even though the Rural Areas will continue to be primarily agricultural in character through the planning period it is expected that some 10 percent of the County's residential land, about 3000 acres will be so used in the Rural Area by 1990. However, it is recommended that small lot development in the Rural Area and strip development along rural roads be discouraged through the use of improved zoning and subdivision regulations. J - 35 - �THE LAND USE PLAN--COMMERCIAL USE INTRODUCTION Commercial land use includes all land used for retail and wholesale trade, small or large, except the industrial trade of manufactured products or raw materials. The commercial land use category also includes service centers or facilities for rendering personal, professional and financial services or the rental, repair or maintenance of products or equipment. Privately owned recreational facilities, primarily indoor, such as theaters and sports facilities are also classified as commercial. 0 , Commercial centers have experienced a substantial change during the last generation. The latest commercial center concepts indicate larger and more concentrated areas with a more comprehensive range of commercial facilities, conveniently located and readily accessible by automobile, with ample parking space. Such commercial centers would range in size from 5 to 40 or more acres, serving a neighborhood, a community or an entire region. Consequently, a smaller number of such facilities would be needed to satisfy the requirements of the growing Urban Area. The neighborhood and convenience shopping facilities, as well as central business areas in the cities and villages, will constitute the basic commercial center pattern in the Land Use Plan. However, certain larger areas designed to accommodate the full spectrum of commercial activities will be of major consideration in planning new commercial centers to serve the developing areas of Kalamazoo County. It is expected that the emerging larger commercial centers will have considerable impact on the use of land in their vicinity by accelerating residential development in the area in which they are located. Many such centers in metropolitan -areas that were located on the urban fringe 5 or 10 years ago are now in the center of a fully developed territory. DEVELOPMENT GUIDELINES Several factors should be considered in the development of commercial lands as illustrated in the Land Use Plan. These factors include the following: COMMERCIAL TYPES In addition to the more traditional commercial forms, several types of new commercial centers may be developed. The three types occurring most frequently are generally referred to in terms of the territory served--Neighborhood, Community or Region. - 37 - �The Neighborhood Center functions mainly to sat~sfy local needs for the sale of convenience goods and the offering of personal services. This type of center usually contains 5 to 15 shops on a 4 to 8 acre site at or near the intersection of major or secondary roads. Its leading tenants include a supermarket and drugstore, with a one-half to one mile service radius (or a population of about 4000 persons). A Community Center usually provides the same services as a neighborhood center, plus a wider range of specialty shops and services. Its leading tenants are a variety store or small department store. This center is often located at the intersection of two major roads. Its service radius is 2 to 4 miles and can serve 35,000 people on a 10 to 30 acre site which may contain 15 to 40 shops. The Regional Center serves the functions of those previously described plus offering shops for furniture, restaurants, and most general merchandise. Its leading tenants are large department stores, and it is usually located at an intersection of a major road at an expressway. such a regional commercial center will serve a 4 to 20 mile radius and a population of 150,000 people in its 40 to 80 shops on a 40 to 100 acre site. "' ~ J J A more recent development is the emergence of the popularly termed Discount Store. Its characteristics are much like those of the community center. J. LOCATIONAL RELATIONSHIPS The optimum relationship between commercial centers and growing metropolitan areas should be something of a hierarchy arranged to satisfy total area needs most conveniently, with the "downtown" and regional centers serving the entire area, community centers providing service to major segments of the area, and neighborhood centers serving subsequent needs. While this ideal arrangement will seldom be achieved, the suggested pattern can serve to identify the necessary elements to provide appropriate commercial service throughout the County. Access to and from the various commercial centers is important. The community and regional centers should be readily accessible py means of major traffic carriers since they are generators of high traffic volumes. The access problem with respect to the neighborhood center is at a somewhat reduced scale. Spacing is most important, particularly with respect to the large community and reg~ona~ centers. When improperly located, they may either add to congestion if too close or fail to give proper service if spaced too far apart. - 38 - , LJ r-i ~ r �SITE CHARACTERISTICS The most important factors relating to the site for commercial development are those concerning its size, shape and relationship to abutting or nearby highways. Additionally, the physical characteristics of the site, drainage, soils, topography and other natural features are significant. While size, in terms of land area required for improvements, parking and internal circulation, is obviously an important consideration, the shape of the land may be equally significant in terms of orientation of development features, visibility at entrances and exits, and relationship to adjoining land uses. J Moreover, the ability to remove storm water from the site rapidly without creating problems for adjacent lands, the fitness of the topography and soil structure to serve the proposed use and beneficial or detrimental effects of landscape features are factors to be considered. Sites including lowlands, marshy areas, high slopes and woodlands may create problems for the development of a commercial center, or, with careful handling could become outstanding features. DESIGN QUALITY There are three characteristics of successful commercial centers--they offer convenience to those using the facility; they are readily . accessible; and they are attractive. Each of these characteristics is the product of intensive design efforts to achieve high levels of acceptance and performance. The widely known downtown Kalamazoo Mall is representative of the design quality which attracts and retains the interest of the buying public. Site layout, structural installations and landscape treatment are the elements requiring the attention ~nd design capabilities of qualified professionals. More specific to public concern are the following items: J J • sufficient space to accommodate buildings and off-street parking • vehicular entrys and exits controlled to facilitate traffic movement and spaced to minimize hazards and congestion on the access roads • separation between service and customer vehicular routes within the site • internal circulation for pedestrians that is not in conflict with that of vehicles • adequate illumination of parking and other public places • placement and size of identification signs - 39 - �Additional features that serve to establish design quality are style of architecture, use of construction materials producing interesting textures, tones and color, attractive street furniture and aesthetic appointments--pools, fountains, sculpture, gardens and the like. The above principles, while more readily applied to new commercial centers, are equally applicable to the upgrading of existing commercial development through a coordinated improvement program. [_J IMPROVEMENTS AND SERVICES LJ The commercial center requires the full range of utility services--water, storm and sanitary sewers, electric power, telephone, etc--along with a higher than average level of protection services. Access routes should have sufficient traffic carrying capacity to handle the volume of movements generated by the center and be capable of accommodating acceleration, deceleration and turning lanes as needed. Access and interior roads, as well as parking areas, should be, hard surfaced for all-weather use and designed for expected weight loads. u u COMMERCIAL LAND DISTRIBUTION In 1965, the existing commercial land in Kalamazoo County was recorded as occupying 1,153 acres. Projections show an expected increase to 1,426 acres by 1975, and 1,944 acres by 1990, some 69 percent more than in 1965. The commercial development proposed in the Land Use Plan, follows generally the existing commercial pattern except that several new large centers have been added to meet anticipated needs. The new commercial center facilities are located well within the projected periphery of the 1990 Urban Area; several are located in unincorporated territory and two are proposed for the City of Portage. Most of the additional commercial acreage is accounted for by the expansion, or consolidation of existing commercial areas. A generalized description of the distribution pattern follows. URBAN AREA Mo&t of the need for commercial acreage in Kalamazoo County will be in the Urban Area. As a result of the expansion and development of the Urban Area, most large new commercial centers are planned for sites outside the existing incorporated city boundaries, yet within the 1990 Urban Area boundary~ It is expected that many of the existing large commercial sites within the cities will be expanded and redeveloped by 1990. * Existing and projected acreages are based on land use data and population growth. - 40 - �MAP #4 BARRY COUNTY Al.UBAN COUNTY "~ a~ ' ; .. ... J iJ i:! . ~i :I - . ...... "' J ... J J KALAMAZOO COUNTY, MICHIGAN SELECTED COMMERCIAL SITES IECTIONI 0 ..................... ,.. ......... ,... , ...................... ,.. , SELECTED o, KATI AREA SITES FOR COMMERCIAL CENTERS ·.::::_:::-:.:··.:-~:,:·.:·;~::-·,::-::,:.;·:_~·-·'" '••P<>r•d b KALAMAZOO METROPOLITAN COUNTY 41 SCHElLU .o.SSOO>,.US ll',IC PLANNING Ao,~, .... "., ClYDE f WllllAMS ANO ASSOCIATES INC ~ INOtlS COMMISSION �The Cities Kalamazoo -- Commercial development in the city of Kalamazoo will increase during the planning period, however, there will be a tendency for larger commercial shopping centers to locate outside of the city's boundaries. The downtown mall and C.B.D. are expected to continue to function as the major commercial center for the entire county. The existing commercial strip along Westnedge in the southern part of the city and along West Main Street, as well as several smaller strips, are expected to continue and may expand to a minor degree. In 1965, there were 570 acres developed commercially. Projections indicate that the city will need 690 acres and 915 acres, respectively, for the years 1975 and 1990. Most of this acreage will very likely be adjacent to and an expansion of existing commercial sites. Percentage increases by 1975 and 1990 are slightly over 121% and 160%, respectively. Parchment -- There is not expected to be a great expansion of commercial land from the small neighborhood shopping areas that currently exist in Parchment. Approximately 14 acres of commercial land existed in 1965. Projections show that 15 acres and 20 acres will be needed for the years 1975 and 1990, respectively. Portage -- Except for a few small commercial sites, almost all of the commercial land in the city of Portage is strip commercial land located along South Westnedge Avenue with a few strips along Portage Road. There are also commercial facilities at Austin and Long Lakes. Thoµgh the commercial use pattern has been traditionally of a strip nature, it is recommended that the future commercial needs be concentrated in two planned centers. In 1965, there was approximately 209 acres of commercially used land in Portage. Projections show that 250 acres, a 20% increase, will be needed by 1975; and 310 acres, a 48% increase, will be needed by 1990. Galesburg -- The city of Galesburg~ located at the eastern edge of the urban core, will also need additional commercial land by 1990. One method of accommodating this additional acreage would be to expand the existing C.B.D.; the other is to utilize the commercially zoned and . planned areas near the intersection of East Michigan Avenue and I-94 which includes land beyond the city boundary. Within the city limits, there is expected to be an increase from the 1965 commercial acreage of 6 acres to 10 acres in 1975, and 20 acres in 1990. These figures represent increases of approximately 67% and 233%, respectively. Summary By 1990 the total commercial acreage for the four cities is expected to be 1,265 acres, an increase of 466 over the 799 acres recorded in 1965. This is an increase of more than 58%. - 42 - �The Villages The need . for additional commercial acreage is anticipated in each of the villages in Kalamazoo County. Most of the commercial acreage for the villages should be concentrated in the central business district of each village. Some development could logically occur in commercially zoned areas adjacent to several of the villages. In 1965, there was about 65 acres of commercial acreage in the villages. By 1990 this total is expected to reach 108 acres. This is an increase of slightly more than 66%. J J J J J J J Augusta -- The Village of Augusta is not expected to experience an appreciable change in commercial acreage. This is due mainly to the fact that shopping, other than the convenience shopping, is usually done in the cities of Battle Creek or Kalamazoo. The 1965 commercial acreage of 8 acres is expected to expand to 9 acres by 1975 and 10 acres by 1990. Climax -- Very little commercial development is expected in the Village of Climax during the planning period unless a large facility would be constructed in the vicinity of the village. From an estimated maximum of 7 acres in 1965, projections for the 1975 and 1990 show increases to 8 acres and 9 acres, respectively. Richland -- Richland has some potential need for more commercial development. In 1965, the total commercial acreage was less than 20 • acres. By 1975, commercial acreage is projected at 23 acres, and by 1990 indicate 29 acres. Sch.oolcraft -- The Village of Schoolcraft is expected to grow to some extent; and commercial acreage will increase along U.S. 131. From the estimated 15 acres in 1965, the commercial acreage is projected to increase to 17 acres in 1975 and 21 acres in 1990 by extending north to Shaver Road. Vicksbur~ -- Vicksburg is expected to experience commercial growth. In addition to the C.B.D. of Vicksburg, commercial acreage north of the village along 24th Street is expected to develop. Vicksburg's estimated commercial land in 1965 was 15 acres. By 1975 and 1990, commercial acreage is projected to be 16 acres and 18 acres, respectively. The Unincorporated Area Several large commercial centers are expected to be developed in unincorporated areas which are now urban or will be a part of the Urban Area by 1990. Two commercial center sites are located near the U.S. 131 interchanges in Oshtemo Township. In Texas Township commercial acreage is expected to develop near Kalamazoo Valley Community College, probably at the I-94 and 9th Street interchange. A large new com·mercial development is proposed in Kalamazoo Township at the intersection of Douglas Avenue and Mosel Road. Two new commercial centers - 43 - �are indicated for Comstock Township. One site is along Gull Road at "G" Avenue; the other is near Miller Road and 28th Street. Other commercial sites are also indicated in the urban portion of Cooper and Pavilion Townships. There does not appear to be any need for large commercial areas in these two townships as the urban residents will be adequately served by nearby shopping centers in adjacent . cities or townships. r The six areas described above at an assumed average size of 40 acres per unit, would total 240 acres. If completed by 1975, this would represent more than 88% of the total 272 acres needed for the Urban Area, and approximately 31% of the 738 acres estimated to be needed for the County by 1990. RURAL AREA Several areas have been illustrated on the plan as excellent potential commercial areas in Rural Areas. In almost all cases the areas are located either in lands adjacent to an incorporated village or other small urban core. One site is located in Charleston Township to serve the city of Galesburg and the surrounding Rural Area. A second commercial site is located about one mile north of Vicksburg to serve the surrounding community. Near the center of Oshtemo Township is a commercial site which could serve the rural community. Small commercial sites at the centers of Alamo, Scotts and Fulton could be expanded to a small degree. The southern tip of Gull Lake in Ross. Township may be expanded to 20 or more acres by 1990. In addition, a number of individual commercial establishments are expected to be constructed, particularly around the lake areas of Kalamazoo County. In 1965, the Rural Area contained approximately 26 acres of commercial acreage; but based on commercial land use projections, by 1990 the commercial acreage in these areas will reach 92 acres or more. These figures represent 2.25 % of the county's commercial acreage in 1965, and 4.60% of the county's commercial acreage in 1990. - 44 J . . �THE LAND USE PLAN - INDUSTRIAL USE INTRODUCTION Industrial land is commonly divided into two or three categories. These are usually defined as light industry, medium industry and heavy industry. Light industry is usually a small industrial operation that is not offensive to nearby residents and one in which all operations are conducted within a building. The term medium industry is less frequently used since this degree of diversity of industrial classification is not always needed. Generally speaking, medium industry would have some manufacturing or storage in the open. Heavy industry is usually a large industry and quite often produces harmful or distasteful odors, and loud or irritating sounds. J In this study, due to the nature and scope of the area being planned, industrial land uses of all kinds are grouped together under one classification called "industrial land use." The industrial uses within this section include all industry, which may be defined as the manufacture of whole products or component parts or the processing of physical or chemical elements. DEVELOPMENT GUIDELINES Several guidelines should be considered in the development of the industrial lands as illustrated in the Land Use Plan. These development guidelines include Industrial Types, Locational Relationships, Site Characteristics, Unit Development, Design Quality and Improvements Needed. ] J J J INDUSTRIAL TYPES Of the industrial types briefly defined in the introduction, two of these are further defined here. When heavy and medium industry are grouped into one category they are often termed "general industrral use." General industrial uses include manufacturing, processing, extraction, heavy repair, dismantling, storage, disposal of equipment, raw materials, manufactured products or wastes. Further, railroad and/or air facilities, though of a communication and transportation nature, are sometimes classified with general industry. All operations may be performed in open or closed areas. Light industrial uses include manufacturing, processing, repair and storage, provided the activities are conducted entirely within enclosed buildings for which loading and unloading facilities are enclosed. - 45 - �In this report all types of industrial uses are grouped together providing a total picture of existing and planned areas for industrial development. It is not the purpose of the report to delineate the different types of industrial uses because we are dealing with large areas of industrial land and are primarily concerned with the spatial relationship of industrial lands to residential, commercial and other land uses. SITE CHARACTERISTICS Some of the primary considerations when planning the industrial lands for an area as large as Kalamazoo County are the site characteristics. There is more than enough land in the county suitable for industrial development. Some of the site characteristics taken into consideration were topography, soils, drainage, high slope, marsh, lakes and wooded areas. Medium slopes and wooded areas are acceptable in some residential subdivision development but are not usually practicable for industry. Industry should be situated on lands which have some slope for natural drainage and on soils which are suitable for construction of large buildings. New industrial develop ment should be excluded from marshes, wetlands and floodplains. □ 0 UNIT DEVELOPMENT Many cities,in recent years,have provided one or more industrial parks and have designed research triangles where industry and/or research can live, grow and develop together in a pleasant enuironment. A diagrammatic example of a planned industrial unit may be found on the subsequent page. The importance of planned industrial units is to provide a special place for light industry and research facilities to function near or wit~in a large residential community. Usually such sites are located on the periphery of residential development. Many well planned industrial units are located adjacent to residential lands, and are sometimes more attractive than the local residential neighborhood. DESIGN QUALITY Generally, the quality of the design of an industrial area is dependent upon the type of industry occupying the area. There are some types of industrial uses which, by their nature, defy most attempts _at design control regardless of their location. Most of the successful attempts 7egulat~ng quality o~ design_of industrial uses are in planned in?us~rial parks. Figure 4 illustrates some of the desirable principals of a Planned Industrial Park. - 46 - □ r �,, J J J J J features of a PL A N N E D INDUSTRIAL J J ' SCHELLIE ASSOCIATES, INDIANAP0LIS I A PLANNED INDUSTRIAL AREA OFFERING A VARIETY OF PLANT SITE SITUATIONS FOR MODERN INDUSTRY e RESTRICTIVE COVENANTS FOR PERFORMANCE CHARACTERISTICS e LANDSCAPED AREAS e GENEROUS OPEN SPACES e ROOM FOR EXPANSION e LOWER UTILITY COSTS THROUGH GROUPING OF INDUSTRIES e SUFFICIENT OFF-STREET EMPLOYEE AND VISlTOR PARKING e IMPROVED EMPLOYEE MORALE AND EFFICIENCY BECAUSE OF ATTRACTIVE PLANT LAYOUT AND OTHER AMENITIES e CONTROLLED USE OF LAND e OPTIMUM PUBLIC RELATIONS AND ACCEPTANCE ( A GOOD NEIGHBOR) FIGURE 3 - 47 - �Industrial parks,by their very nature,are conducive to quality control. They are so designed as to include not only functional, but esthetic considerations as well. Basically, an industrial park contains the following features: .,...,,,..-- • • • • • A variety of lot sizes for different types of industry Controlled ingress and egress from nearby thoroughfares Adequate room for expansion without conflict with other uses Architectural controls Site landscaping Many existing industrial areas could be upgraded by the expenditure of reasonable amounts of money for landscaping, paving of parking areas and other similar improvements. ~ u [J .U ~ u - 48 - �INDUSTRIAL LAND DISTRIBUTION Industrial land in Kalamazoo County is located for the most part in the Kalamazoo and Portage areas. The proposed industrial land is located within the 1990 Urban Area illustrated on the · Land Use Plan. It is the objective, in this section of the report, to generally describe the areas of industrial land and the distribution of industrial acreage for Kalamazoo County. J J J J J J URBAN AREA By far, the majority of existing industrial land in Kalamazoo County lies within the projected 1990 urban boundary. Many of the major manufacturers, General Motors, Upjohn and others, have plants located within the urban boundary. The major portion of the existing industrial development is located along the Kalamazoo River in the City of Kalamazoo and southward to the Upjohn Plant in Portage and southeastward beyond the G.M. plant. One can say that industry in the urban core has been somewhat consolidated to particular areas following a south and southeasterly growth pattern from the center of the city of Kalamazoo. Few people probably realize how fortunate they are that industry has not spread haphazardly in all directions. Perhaps this pattern developed by chance; but much of the existing industrial pattern, whether by plan or by chance, will be an excellent base for the County to continue to plan for its most suitable. industrial areas. The 1990 plan illustrates the proposed industrial areas. Almost all of the existing industrial areas, particularly in the cities of Kalamazoo and Portage, are retained in the plan. Areas planned for new industrial development are contiguous to the existing industrial land. These areas "fill in the gaps" of non-industrial land to form a contiguous corridor (or corridors) of industrial use following the same pattern as now exists, but making the pattern more complete and consolidated. One of the chief reasons for planning new industrial land as a continuous development of the existing pattern is to keep industry consolidated. Consideration has also been given to the soils, landscape, and other physical features which are found to be conducive to industrial development. There is ample access to the areas, and plans are being made to extend utility services to the newly proposed industrial areas. Generally, achieving 12 acres of industrial land for each 1,000 persons of the population is a desirable goal. In Kalamazoo County, the current ratio is 18.1 acres of industrial land to each 1,000 population. A continuation of this existing ratio is not anticipated in the future. A gain of 1,550 acres between 1965 and 1990 expresses a growth ratio at the sound figure of 12 acres per 1,000 population, which would result in the 1990 ratio being 15.7 acres per 1,000. - 49 - �Kalamazoo County's existing industrial acreage in 1965 was 3,440 acres; and, by 1990 should be 4,990 acres using the above 15.7 acres per 1,000 of projected population. ~ The Cities "--'T' " In the cities of Kalamazoo and Portage, expansion of existing industrialr lands into adjacent areas will account for most of the industrial development. Kalamazoo -- In the city of Kalamazoo, 449 acres of industrial development will probably occur between 1965 and 1990. This growth will, for the most part, be expansion or relocation of existing industries. New growth will probably take place in the northcentral and southeasternr portion of the city. Of the total growth, 189 acres is anticipated by 1975. Parchment -- Minimal industrial development is anticipated in the city of Parchment because of its already highly industrialized character and dense development. Ten acres of additional industrial land will probably be the maximum amount of growth, with little of this, if any, occuring until 1975 or later. Portage -- It is anticipated that the area surrounding the Kalamazoo Municipal Airport in Portage will be of an industrial character. Another area just east of the U.S. 131 and Centre Avenue Interchange may also become industrial. Between these two areas and other scattered sites, the city of Portage may gain 104 acres by 1975 and a total of 354 by 1990. Galesburg -- The city of Galesburg, in 1965, had the smallest ratio of industrial land to population in the County with only 1.3 acres per 1,000 population. Thirty (30) acres of industrial land is projected for Galesburg by 1990. This goal should easily be attained because of Galesburg's proximity to an Interstate interchange and the amount of vacant, buildable land scheduled for full utility service in the near future. The Villages Each of the villages in Kalamazoo County are expected to experience growth, and thus, industrial development. Some will experience a greater industrial impact than others. Each of the villages have lands within their incorporated boundaries or in neighboring township lands which can be converted to industrial use. Also, each village contains both rail and highway facilities for easy accessibility. In 1965, there were 89 acres of industrial land recorded in the villages of Kalamazoo County. By 1990 the industrial acreage in the villages is expected to reach 108 acres--a 19 acre increase. There will also be an increase in industry in some township areas adjacent to the villages. - 50 - r 1 i....,..-1 �Augusta -- In the village of Augusta the plan indicates industrial uses in the area east of the Central Business District in the vicinity of the Penn-Central Railroad and State Highway. ~ J J J J J J J J J Climax -- The plan for the village of Climax indicates one block of industrial land northwest of the village core and north of the Grand Trunk Railroad. This industrial area extends from the West Maple Street crossing of the Grand Trunk Railroad northeast to a point about one block beyond the north Main Street crossing of the same railroad. Richland -- A large industrial site is proposed just east of the Richland village boundary and north of East D Avenue. This area should receive primary consideration for industrial development allowing the remainder of the village to be free from industrial development. Schoolcraft -- Industry is planned for areas south and southeast of the village of Schoolcraft. One area is located namely along the north side of, and adjacent to the Grand Trunk Railroad. The other industrial area is planned for the area east of, and adjacent to the Penn-Central Railroad between Eliza Street and the southern village boundary. At one point the two areas are adjacent and, therefore, flow together as one industrial unit. Vicksburg -- Two large industrial areas are planned for Vicksburg. One is located to the northeast of the existing village boundary to either side of the Grand Trunk Western Railroad. The other is planned for, the southwest corner of the village and extending beyond the village boundary entirely south of the Grand Trunk Western Railroad. The Unincorporated Area A considerable portion of the potential industrial growth will be taking place outside incorporated communities. Comstock Township will continue to draw the greatest amount of industrial development-approximately 450 acres by 1990. Currently, 75 percent of the increase of industrial land is taking place in the area of the relatively new General Motors plant. This trend is expected to continue in the future; while other growth takes place along Interstate 94, Michigan 96,and Michigan 43 and the routes that connect them. A total of approximately 100 acres of development is anticipated in the northwestern corner of the township. Oshtemo Township, west of the urban core, is expected to gain 40 acres or more of industrial development along west Michigan Avenue and the interchange with U.S. 131, mainly due to the presence of Interstate 94. Texas Township is expected to increase its industrial land by ten or more acres by 1990. The unincorporated areas of Kalamazoo Township are expected to attract some 80 new acres of industrial development. Richland Township's Gull Road .area is also expected to attract about t~n acres of industrial use by 1990. - 51 - �RURAL AREA Almost all of the areas expected to develop industrially are found in the Urban Area. There will be a few small industrial plants scattered about on isolated spots of industrially zoned lands in the 15 townships of the County. It was noted earlier that industrial areas are planned for township lands adjacent to, or in the vicinity of some of the villages. In most cases these areas are also located in the 1990 Urban Area surrounding the particular villages. Nevertheless, some of these proposed industrial sites are extended to areas beyond the delineated 1990 Urban Area boundary. The only example of industry extending into a Rural Area is at Schoolcraft where a long narrow strip of industrial development is proposed running from north to south. Other examples of industrial land lying in rural township areas are near the villages and located in Charleston, Richland, Brady, Schoolcraft and Ross Township. The other probability of industrial land extending into Rural Areas is at or near Gull Lake in Ross Township. There is also the possibility that a large facility of great impact may increase the potential for industrial land in Rural Areas which is, so far, unpredictable. The total industrial acreage in Rural Areas is not expected to exceed 40 acres by 1990. SUMMARY (See Map 5) The following is a summary of the three large industrial areas proposed for new development by 1990: Area #1 - This area is generally located east of the City of Kalamazoo. Within Area #1, General Motors, several smaller industries and a number of new commercial enterprises are located. Most of the land is undeveloped, however, and is choice industrial land. The whole area, excluding the Genera·1 Motors property, consists of approximately 1,480 acres; however, only about 290 of these acres are available for new industrial use. The difference is caused by existence of other smaller industries, motels and other commercial developments in the area. Area #2 - This area lies east of and within the eastern portion of the City of Portage. It includes the Kalamazoo Airport and some lands lying to the east thereof. This area contains 2,600 acres of which 1,650 acres are readily available for new industrial la.nd use. It presently includes some good industrially zoned land and some Upjohn property. - 52 - ,. J �MAP #5 ALU!:GAN COUNTY I I I • I i '--'t--t---'+ i ·l+- ~ ... i- 1: I 1• .J . . j J J i J J J ' ' _o_ \ ' \ ---\ I - ' , I I ~ ~-tl I ! ,,,._-P..,, I I !? ! c5> I t I ! I ~ ! I ~ ~ ST JOSl!PH O NTV KALAMAZOO COUNTY, MICHIGAN SELECTED INDUSTRIAL LANDS .......... ..., ........ , , ... ., ........ , .......... , . . .. ..... 0,,,, :::,:::::::·-::::. ·: ,~~. ::."::1::.... ,o, ......... ,.................... ,, . po,.cl IY KALAMAZOO METROPOLITAN C OUNTY 53 SCHHllE ASSOCIATU INC PLANNING A o,,, ..o~ of ClYOf E WllLIAMS ANO .-.ssOC IATU COMMISSION INC ~ 11,10 , lS . �I . Area #3 - The location of industrial area #3 is north of Morrow Lake and follows the high slope ridge north of Morrow Lake east to Galesburg. T Of the entire approximate 2,480-acre area, about 2,200 acres can be classified usable for industrial use. Almost 280 acres are used for residential, commercial or public semi-public uses. The three areas described for industrial use contain a maximum of 4,140 acres of land capable of being developed industrially. This is more new industrial land than- will be needed by 1990 for the entire County. It is wise to indicate more land than is needed in order to allow the industrial developer several choices. There have been 460 additional industrial acres projected as the 1975 needs within the study area. The 1990 projection shows that 1490 additional acres will be needed for industrial use by that point in time. Certainly, Area #2 or Area #3 as described could easily accommodate all the new industry by 1975; but in fact, Areas #1 and #2 will probably be utilized by 90% of all large new industry between now and 1975. Within the next two decades industry will locate in all three of the selected areas. ~ r u - 54 - �THE LAND USE PLAN - PUBLIC AND SEMI-PUBLIC -- INTRODUCTION The major public and semi-public uses of land are described in this section as an element of the Land Use Plan to illustrate the relationship of such uses to the other categories of land use. The facilities included are administrative, police, fire, school, health and welfare, libraries and similar public installations. More detailed descriptions of these facilities are given in the Kalamazoo County Community Facilities Plan Report. DEVELOPMENT GUIDELINES J As a matter of consistency, this section sets forth some of the more pertinent considerations dealing with the placement and development characteristics of public installations. Additional information concerning these matters is contained in the Cornnunity Facilities Plan for the County. · J TYPES Administrative J Each of the incorporated cities and villages in an urbanizing county should have administrative facilities. A city or village hall is not only important for the administrative function, but may also be used as a place of public assembly. Police Several municipalities have police facilities, and all townships are served by the county sheriff's department. The State Police generally patrols the Interstate highways and other major State and U.S. highways. Fire Although many fire stations exist in the Urban Areas of the county, many outlying areas are not well served. A fire station in the center of a village or township usually is trying to serve an area far greater than is practicable. The need for many new fire stations are the result. Schools Elementary schools, junior high schools and high schools plus the colleges and universities in Kalamazoo County are included in this category. Jr. and Sr. high schools have been consolidated in the 1990 plan proposals. 1 - 55 - �Health and Welfare There are a number of good hospitals and other health and welfare institutions in the metropolitan area. Nevertheless, with the increased population growth, consideration must be given to new hospitals as well as other health and welfare needs. Libraries In Kalamazoo County, which is becoming quite urban, there is a need to expand the existing library system. It would appear practical to combine all the libraries in the County into a consolidated system. Other Cultural Facilities Art museums, zoos, botanical gardens, comprise the items facilities in this public nature. amphi-theatres, science and technology museums, and cultural schools, as well as other facilities in the cultural facilities category. Most of the category are public, although some may be of a semi- LOCATIONAL RELATIONSHIPS Each of the various types of public and semi-public land uses (and facilities) have a somewhat different relationship to the surrounding lands than the other. Examples are probably the best means to portray the importance of the locational relationships. Therefore, the few following examples are given: Each fire service area boundary (usually l½ to 3 miles radius) delineates the area served by the particular station which is a different area from police, etc. The density of such fire station areas will be greater in urban areas than rural. Elementary schools should be located in residential areas, preferably at least one school per neighborhood in order to allow the pupils to walk safely to school. Most of the other public and semi-public uses should be located on primary or secondary roads and close to, or within urban areas. Many of the miscellaneous public and semi-public uses are large in size and serve a large area. SITE CHARACTERISTICS The site characteristics for the development of most public and semipublic uses should meet certain general crit2ria. Good buildable soils are important. Level or gently rolling land is usable for most public and semi-public uses. Steep slope lands, and marsh lands should be avoided. - 56 - ,. ...,.... �Open space and major parks, on the other hand, should be developed on land that is partially hilly,river-floodplain and densely wooded areas. UNIT DEVELOPMENT Some types of public and semi-public lands should be seriously considered for unit development. • Combination elementary school, playground, and neighborhood parks should be considered. • Jr. and Sr. high schools could be combined with a stadium, a community park and perhaps even a golf course for recreation and physical education purposes. • The contemporary trend in hospitals for urban areas is to combine and consolidate facilities. A health and welfare complex may be developed as a unit. • Combinations of college and university lands with adjacent wooded or lake areas, as well as agricultural open space should be considered for unit development. DESIGN QUALITY J J The quality of design for a planned unit can vary dramatically fro~ one development to another. Some factors, particularly within large areas of public and semi-public land use will not change materially. The general topography and other landscape features will help guide the plan for development. An example of a Planned Neighborhood Center is given in this report. Similar, and more closely tailored, plans should be produced for all major public and semi-public development sites in Kalamazoo County as the need arises. IMPROVEMENTS NEEDED The Community Facilities Report for Kalamazoo County covers the needs for the improvement of public and semi-public lands and facilities. Special consideration should be given to the importance of coordinating the needed improvements into planned units for whatever requirements are to be met. Accessibility and a full range of utility services and installations are basic needs if the public facilities are to render adequate service. PUBLIC AND SEMI-PUBLIC LAND DISTRIBUTION The general distribution pattern of these uses throughout the County is given on the following pages. - 57 - �( -, ~ I URBAN AREA The Cities The large tracts of "public" lands, located in the cities, are principally educational and medical institutions. Public lands of lesser size include administrative, police and fire facilities, schools, libraries and other public facilities. These smaller facilities are dispersed throughout the cities while the larger facilities are nucleated on fewer but larger sites. The Villages In most of the villages, the majority of public land is used for elementary and high school facilities. Other public uses in the villages include administrative, libraries, police and fire facilities, plus a hospital in Vicksburg. The Unincorporated Area Public uses of land will begin to expand more rapidly from the cities of Kalamazoo and Portage to the unincorporated portion of the Urban Area in response to the growth pattern. The two predominant examples are new schools and fire stations. RURAL AREA The primary public and semi-public land designated in the rural area are indicated as fire stations, elementary schools, administrative and police facilities. These public lands are dispersed at wide intervals throughout the County to provide service as needed. - 58 - �THE LAND USE PLAN - OPEN SPACE AND PARKS - INTRODUCTION The open space and park lands are included in this section to indicate their relationship to the other major land uses. For the purposes of this report, open space lands and park lands have been combined into one category. More detailed descriptions of these facilities are given in the Kalamazoo Coµnty Comm1,m ity Facilities Plan report. TYPES Parks Several different types of parks are considered in this plan. The major or county parks, are planned to serve all of the county residents. Community or township parks are designed to serve large urban communities or rural townships as the case may be. Neighborhood parks, which are usually the smallest of the three classifications serve mainly the urban neighborhoods. Playgrounds Each of the elementary, junior and/or senior high school should have adequate play area. General public use playgrounds may be found in conjunction with the school facilities. Open Space Lands along the edge of the Kalamazoo River and most of the major streams plus the state conservation areas, hav~ been included in the planned open space category. DEVELOPMENT GUIDELINES I Some of the more important considerations which were the guides in establishing the location and scope of open space and park lands are set forth herein. Additional information in regard to these considerations is contained in the Corrµnunity Facilj,.ties Plan for the County. LOCATIONAL RELATIONSHIPS Although open space lands and parks are treated as one typ~ of use on the Land Use Plan they have different relationships to other land uses. Examples of these relationships are probably the best means to portray the importance of the locational relationships. Therefore, the following examples are g.iven: Neighborhood parks should be located near the center of neighborhoods and preferrably clo$e, or contiguous, to the elementary school which will satisfy combined educationrecreation n eeds. - . 59 - �Most of the other park uses should be located on primary or secondary roads and close to or within urpan areas. Many of the open space lands are quite large and serve a wider area. SITE CHARACTERISTICS Open space and large par~s should be developed on land that is partially hilly, steep slopes, floodplains, marshland and densely wooded areas. Smaller parks and playgrounds should be situated on level or gently rolling land. Steep slope lands and marsp lands should be avoided. OTHER FEATURES The criteria that were established in the Puplic and Semi-Public Facilities section of this report f~r; Site Characteristics Unit Development Design Quality Improvements Needed with minor modifications, apply to Open Space Lands and Parks. OPEN SPACE AND PARK LAND DISTRIBUTION These land use types are described in some detail in the community facilities report. The general distribution pattern of these uses, follows. URBAN AREA The Cities Large tracts of "public" lands c;1.re located in the cities of Kalamazoo and Portage. These larger areas in9lude the Kalamazoo River Open Space area, the university and college Cruµpuses in the cities, golf courses, hospitals, and large parks. The Villages All of the villages have sqme park land~ however, public park land should be increased in the villages. As population needs increase more land will be developed in the park-open space category. The Unincorporated Area The large 400 acre state hospital facility in southwestern Kalamazoo will be converted to park use. The county rest home in Comstock Township is located in the qrban corrido~ between the cities of Kalamazoo - 60 - �-- and Galesburg. This area will be converte<il, for the most ·part, to open space and recreation use by 1990. (It eould serve as a d~veloped node for the Kalam~zoo River planned open spac~ area.) Other examples of "public" use in the 1990 Urban Area include the Eastern Hills golf course in Richland Township, tfle Elks Country Cl~b and golf course in Oshtemo Township (which is private, but can ~e used for semi-public play) and tne Park and Open Space areas in So,ioolcraft Township which are contiguous with those in Portage, and the Park-Open Space in Oshtemo Township. RURAL AREA Several conservation areas, most o+ which are located in Ross, Charleston, Schoolcraft and Wakeshma Township a~e planned to be open space ahd developed park land. Several new lprge parks phould be developed and located in Alamo, Comstock, Charleston, Schoolcraft and Wakeshma Townships. In addition, each t9wnship 9hould be provided a township park as shown on the Community Facilities Pla!}. One of the most important open space and r~creation fqcilities fo~ the county should be the Kalamazoo River opep space area. J 1 I - 61 - �APPEND;tX A MAPS 1 �MAP A-1 ALLl!GAN COUNTV I ; I ,.....~-~-(--;'/ ,, ) f---+--~-L,.. . I "•_:_~ ~ ~/-1,---L---'----'---l__ l---+-+---n----+-----'c1~---------,----- I I ;i;J.JUil 12 ), ( r f f !-,- - A ,i ;; KALAMAZOO COUNTY, MICHIGAN 1975 SPRAWL CONCEPT ..•.... ......, ....... , , .................................. c.,,., •... ,.....................,.....• ...,............. ....................., f,h,.o0 oO•"• ••Oo0 Ho,.too ••· U•Ooo ot,o, o- ,,.,,,.,,.,U,o,uooo , O '••t>•••O ..., , 5CMfLLIE ASSOCIATES, INC ., A Olvl ■ lu el CLYDf 1 . WIHIA/dt.ASSOC ., IMC ., INDf'l.S, KALAMAZOO METROPOLITAN COUNTY 63 PLANNING COMMISSION �0 ' . . ALLZC3AN COUNTY ; 0 . \~ !~i. ] $: r--::~-· -___,____( ,,,- . - . I I I ' ; _ T'-., ' /~.~: jr::f _i. ,✓- I /· ~Jta~S/t$ 1},) ~t¼ f •• - - ' _, .;l >_,, , , ~___:: ~~\ J. / / . - ~► ~ ,,.~ p ..0: -'-------- t ~ & i= i ::.I ST "" OS'l!PH C ~- lf.: UNTV KALAMAZOO COUNTY, MICHIGAN 1975 SATELLITE CONCEPT . ............, . . ... ..... .................... ..........,., , , ... . . . 0 . . . ...... . . .. .. , • • • •••••• • •••••••u••·••••• .. • ..•••• "•••I•• •• •••••• ..••••••• .... •••ew••••• ,,eporod l,7 , KHflllf ASSOCIATES, INC ~ A 01•1 • 1•~ ol CLVO( t . WIUIAMS & ASSOC., IWC ., IHDP'I.$, KALAMAZOO METROPOLITAN COUNTY 64,.. PLANNING COMMISSION �MAP A-3 '\_~' . G . . • , , ;.,, . , ~ > , ... , ~ r· __,, •-+---I----· ' I .nl I----'---+---,-,- lill.E / - ;;( ::;;, ----;- .;:_. .....,--~H-+----,---~--<(( l:L- ! - ~i ,. g g ~ !!PH COUNTY TTf KALAMAZOO COUNTY, MICHIGAN 1975 CORRIDOR CONCEPT ,.............., ....... .................................. ..................,............_,., ........... .. . ......... . . . . .. ... . . c, ... , •••• ..•D••• .. •• .. •••-•NO•••Y•h• ....... ............ u,, •• "··~-, Pr•p11nol KALAMAZOO METROPOLITAN COUNTY 65 ,.. llr , SCHlllll ASSOCIAf l5, INC ., A Dl vl ol• ~ •' CLYDE l . Wlll1AMS&A550C ., IM C. , INOl'U , PLANNING COMMISSION �MAP A-4 • •• ., .,__""~~~-~:~'l:::i:-:.2t9:• :~,:,;:,::,L ~ ~~~~-----...· -::::/:.,. --------! .• 277 · 276 e • • .- • _2 89 278 • 2B7 .... ✓• 279 286 306 I i . -• _._ (,/-· • 2113 .I • 8• -.• • I KALAMAZOO MICHIGAN 1990 POPULATION DENSITY LEGEND II•• prepo r,u ion of lhh ,..,P woo l i n•n do ll y o i d•d lh.,, uth c, fede,o l G ,anl f<o• the Deporh•••• o l Hou, l n11 ond Urbon Do •elopfflont,un d u lhoUrbon ,i.,,.., 1n11 Auitloncr,,ov,o,.. outhoriud by Sutlon 70 1 of rho Hou, i nt 4<1 ol 195~ , 1969 • at .,.., • .,,1 . .1, n 0 P,e,-,..r ,o, , I THf K-"lA"'-"100 II\I TltOP'OLtT,\N COU N TY PU.NNING l 0.0 TOO.• PfRSONS/ACRE f :::;:;:;;:::;;:::: 0.5 TO 1.5 PERSot,15/ ACRE ·,:;.~~:::.::.:_:_:..~ 1.6 TO 4.0 PER~ON.S/ACRE ::::::::::::: 4 .1 TO 9. 9 PERSONS/ ACRE ;::::::::::::::::: 10.0 & OVER PfRSONS/ ACRE 2 3 Mi le s ,.._,.,,-1 C0MM15510N 66 ~ 1 ly • SCHHLIE A$$0C., IMC., A DJvhl"" Of CLYDE E, W i lli"°"'$ I, ASSOC., INC., INDl'l.S . �II u 0 u 0 IIJ 0 IIJ IL IIJ IL (!) IL (!) r (!) :c ., :c ., .J :,:: .J :!: .J z :!: z 0 z Cl. 0 0 Cl. O' Cl. en II'. O' O' II'. II'. f- en U) f- :J > :J > > X X N > > N H.1 817 Hl. L17 H.1 L17 Hl. 917 H.1 917 H.1917 I H.1917 --...__ I __;1-~ ,- ...,- ,,,,.-' - H.11717 -;,_J O!oJ 817 ON Z:17 I ON Z:17 r.f I ) i .1S I I .1S ,17 =,-_ H.1 017 ,17 11 I\ ---t\"" I I H.1 Qt, I I I H.168 H.168 > I2 :J 0 () , H.188 i '- - ~ H.1 LE: > 0:: 0:: ■I H.188 \~ I' Hl. --l i }, -1;'=7_:._ H.198 ~ Ill /'; ./ i H.198 ■ I I \ \ 1 \_ LE: l_ I II -1 H.198 I - ~ • \ : H.198 \ -j H.1 178 H.1 178 ~ 1 j \ I o~ cc O!oJ 88 - ON Z:8 7 ~ (\,,,/1 "© .1S ,8 I}=, l.S '8 (jJ I >.r"'t}· ... _ ....,-1~')· I :r. ' ~ H.1 08 ■ - "' 5'!,.f,_W"-l:~j H.1 08 ~~ci4 1,:,.,I ~ I Hl. H.1 6Z: 6Z: i "-----+ H.1 8Z: H.1 8Z: Hl. LC: > t2 H.1 gz; Hl. gz; :J 0 () ;,;;;;;;i,-._..;::;__1-~.,...--,I.--.....,---+ Hl. t,2'; [ UJ (/) O!oJ 8Z: ', ~ I- C/) ,~~'1./ • ,.,1 0 ~, . /;l4--_5S.!:,JL_ N z;z; ! l.S Hl. OZ: ,z: H.1 OZ: H.1 6, H.1 8, H.1 H ' Hl. 9, " ' i~· ,-------- ------ --------------+ - - - - - - +- > H.1 8, 1-2 - - .1 g, ' z:, :J 0 H.1 2 H.1 ,, () ct (!) UJ j H.1 O, H.1 O, H.1 6 H.1 6 ct Hl. 8 Hl. L L '-1 1 q �ST JOSEPH COUN I Y LEGEND KALAMAZOO COUNTY, MICHIGAN D RURAL - OPEN SPACE AND PARKS I LAND USE PLAN 1990 I RESIDENTIAL - COMMERCIAL - INDUSTRIAL - PUBLIC AND SEMI - PUBLIC SOME PRINCIPAL ELEMENTS OF THE EXISTING HIGHWAY SYSTEM SIGNIFICANT PHYSICAL FEATURES MARSH LAKES ant 19~9 701 j 0 ~MAZOO - M E T R O P O L I T A1:N 2 3 Miles COUNTY Prepared By: SCHELLIE ASSOCIATES INC. PLANNING ' -,~' ' A Division of CLYDE E. WILLIAMS AND ASSOCIATES INC., COMMISSION IND � 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 Kalamazoo-County_Land-Use-Plan_1970 Creator An entity primarily responsible for making the resource Schellie Associates, Inc., a division of Clyde E. Williams & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1970-05 Title A name given to the resource Land Use Plan, Kalamazoo County, Michigan Description An account of the resource The Land Use Plan, Kalamazoo County, Michigan was prepared by Schellie Associates, Inc., a division of Clyde E. Williams & Associates, Inc. with the assistance of the Kalamazoo Metropolitan County Planning Commission in May 1970. Contributor An entity responsible for making contributions to the resource Kalamazoo Metropolitan County Planning Commission (consultant) Subject The topic of the resource Land Use--planning 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/10ff970ef871f15b45ce9a517eacb871.pdf 358564d2073f9759d9813c07967d5ae2 PDF Text Text )> 0 0 s: a -,::, comprehensive plan :x, ~ , -~ , m J: en -,::, r )> .,,z 0 :x, "r )> t ~ I )> ~, 81 ~, r . ...< s: - 0 J: - G) .__,,,_... ~ z - ii - L . r 0 C: nr· · ,® : II -- I jl A,._ /'. - - KALAMAZOO COUNTY, MICBIGA 1970 - 1990 �., ., TITLE: A COMPREHENSIVE PLAN FOR KALAMAZOO COUNTY, MICHIGAN, 1970-1990 AUTHOR: Schellie Associates, Inc., A Division of Clyde E. Williams & Associates, Inc. SUBJECT: Comprehensive Plan DATE: June, 1970 PLANNING AGENCY: Kalamazoo Metropolitan County Planning Commission SOURCE OF COPIES: Kalamazoo Metropolitan County Planning Commission HUD PROJECT NUMBER: Michigan P-124 NUMBER OF PAGES: 28 ABSTRACT: This report summarizes in brief form, the major findings of 10 more detailed Technical Reports. General patterns of growth are presented with summaries of future population and economic development. The elements of the Comprehensive Plan are considered as they will effect future use of land in providing for projected growth. A graphic presentation of the Comprehensive Plan is also included in the text . �• • • • • • • • • • • • •IJ CONTENTS. • • 3-4 5-6 Kalamazoo County. . . .. The History of Kalamazoo County The General Future. Future Population . . The Future Economy • . . . . . . ... . . . . . . . . . . The Comprehensive Plan . . • . . • . • • • . . Future Residential Areas. • ••.• Future Commercial Areas • . • . . • . . • • Future Industrial Areas . . . • . • . • • • Future Agricultural Areas . . • . • Future "Open Space" • • . . • . . . Future Transportation . . . . . • • Future Schools. • • • . • • . . •. Future Parks. . . . . • • . •••. Future Libraries. . • • . • Future Municipal Buildings. . ..... Future Fire Stations. . .•••.• Future Utiliti e s Sy stems. . . . . . . . The preparation of this report was financially aided through a Federal grant from the Department of Housing and Urban Development under the Urban Planning Assistance Program authorized by Section 701 of the Housing Act of 1954 as amended. 7 8-9 10 11 14 15 16 17 18 19-20 21 22 22 23 24 24 Future Land Use Controls. . • . . . . . . 25 But "Planning" Isn't "Doing" • . . . . . 26 Metropolitan Planning Commission Members and Committees • • • • • • • . • . • • • • • . • 28 -1- �I THIS SUMMARY REPORT highlights major phases of a Comprehensive Plan for the future development of Kalamazoo County, Michigan, undertaken in October, 1964, by the Kalamazoo Metropolitan County Planning Commission. More detailed studies--resulting from systematic research, analysis and planning in the past six years--are contained in ten earlier Technical Reports: 8. The Community Facilities Plan for Kalamazoo County, Michigan, May 1970. 9. The Transportation Plan for Kalamazoo County, Michigan, May 1970. 10. Plan Implementation Report for Kalamazoo County, Michigan, May 1970. In submitting this Summary Report to the Commission, we wish to express our gratitude to the many Commission committees and individual citizens whose excellent assistance was invaluable in the preparation of the County's Comprehensive Plan. 1. The Population of Kalamazoo County, Michigan, January 1965. 2. The Economy of Kalamazoo County, Michigan, April 1965. 3. The Community Facilities of Kalamazoo County, Michigan, August 1965. 4. The Physical Resources of Kalamazoo County, Michigan, November 1965. Schellie Associates, Inc. A Division of Clyde E. Williams & Associates, Inc. Indianapolis, Indiana 5. The Existing Land Use of Kalamazoo County, Michigan, December 1965. June, 1970 6. The Organization for Planning for Kalamazoo County, Michigan, December 1965. 7. The Land Use Plan for Kalamazoo County, Michigan, May 1970. -2- • •I I I I I I I I I I I I �• • • • • • • • • • • • • • • I I I 1 - ! I I l I I I RICHL!o: I AUGUSTA _____ --i1 PARCHMENT 1_______ J__ _ • ._ ~ I I I ' l_______ r I I • I I I 1 f :,~::t- ----1 CLIMA)( : ..,__......._.......__. t--------~ I I ~ALAMAZOO ---~A~~~r~G_____ .____ 1,scHOOLCRAF~ _____, _ I I I __.._ ___ _ Kalamazoo County is favorably located midway between Detroit and Chicago, at an axis of two major expressways, Interstate 94 and U.S. Route 131 • With few exceptions, the entire County lies within a highly-habitable zone of 700 to 1,000 feet above sea level. Most of the County is in gently rolling to quite level landforms, which, with proper drainage and utility installations is developable for a wide range of uses. The recent events of glaciation have provided the area with an unusually large number of surface water bodies --lakes and ponds--many streams--and the Kalamazoo River. Water is readily transmitted vertically from subsurface aquifers accounting for the favorability of ground water resources throughout the County. -3- �KALAMAZOO cou · TY is situated in the southwestern portion of Michigan in a region accounting for nine percent of the State's population which is increasing at a rate of growth 10 percent higher than the State average growth. Cities The County, renowned for its educational facilities, its industrial prominance and atmosphere for living, is leading the region in growth, educational achievements and commerce. Villages Five hundred and seventy-six square miles of land area contained in fifteen townships, 4 cities and 5 villages have evolved and prospered from a county of 44,310 in 1900 to an urbanizing area of 169,712 in 1960. The County's population is ninth highest with Kalamazoo City the ninth largest incorporated area in the State. There will be more said about the County's population later on in this report. Townships Galesburg Kalamazoo Augusta Climax Alamo Brady Charleston Climax Comstock Parchment Portage Richland Schoolcraft Vicksburg Cooper Kalamazoo Oshtemo Pavilion Prairie Ronde Richland Ross Schoolcraft Texas Wakeshma -4- I I I I I I I I I I I I I I I �• • • • • • •., • • • • • • The County of Kalamazoo, an Indian name usually translated as bubbling or boiling water, was organized by an act of the Territorial Legislature and approved by the Governor on July 30, 1830. The Town of Bronson was officially designated as the County Seat on May 1, 1831. Five years later the name of the town was changed to Kalamazoo, because the men who had obtained a predominating influence in the community were at odds with Titus Bronson, the founder of the village • The earliest white residents within the borders of the County were fur traders who established posts on the Kalamazoo River before the War of 1812, if indeed not before the Revolution. The first white settlement was made on Prairie Ronde in 1828 . THE HISTORY OF KALAMAZOO COUNTY The increase of the County's population since Michigan became a state in 1837 has been continuous, although not uniform. During the period prior to the Civil War, it was rapid, reaching its height in the six-year span between 1854 and .1860, when the population jumped almost eight thousand. This increase was not exceeded for fifty years until the period of 1904 to 1910 when more than ten thousand were added. Since 1910 when the population was 60,427 the increase has been so fast that the Federal Census of 1960 showed the County's population to have been 169,712 - a strong contrast to 6,367 counted in the State Census of 1837 . -5- �• • • • • • • The development of varied industries attracted settlers. At first probably more than ninety per cent of the people were engaged in farming. The manufacture of paper penetrated into Kalamazoo Valley in the decade after the Civil War and is now the leading industry of the county. In 1886 the Upjohn Drug Company, now one of the leading pharmaceutical firms in the country, was started. Later the Checker Motor Corporation, producers of Checker taxicabs and the Fuller Transmission Company, manufacturers of heavy duty transmissions were established here, and more recently the Fisher Body Division of General Motors. These are but a few of the prominent firms here now. These diversified industries attract workers and are the chief reason for the rapid increase in population since 1910. With the growth of population there was a corresponding increase in social and cultural interests. Educational facilities have always been a source of pride to the residents. By 1859 a high school was started in the City of Kalamazoo. At present there are four institutions of higher learning, Kalamazoo College, the oldest in Michigan, West- . ern Michigan University, Nazareth College, and Kalamazoo Valley Community College. The County has many public, private, and semiprivate organizations to stimulate the cultural and social growth of the citizens. Although it is impossible to note them all here, some should be mentioned. The Civic Theater, the Carver Center, the Kalamazoo Symphony Orchestra, and the Kalamazoo Nature Study Center. What the future of the County will be remains to be seen. If the past is any criterion, the citizens will take advantage of the opportunities to develop the industrial, cultural, and social potential of the community. Progress will continue with appropriate leadership from the local governing bodies, and the help of the public at large. -6- �r r r r r r Soaring to 350 million, U.S. population is estimated to grow as much in the next 40 years as in the past 350 years! J JI And it will be urban growth, on wings of technological progress and economic shifts. In the 1950-1960 decade, 221 U.S. metropolitan areas, with urban cores of 50,000 or more, accounted for 85% of total U.S. growth (while farm population was dropping from nearly 30 million in 1930 to only 21 million in 1960). THE GENERAL FUTURE In order to provide the bulk of employment, housing, and health and recreation facilities for most of the surging population, the growing urban centers obviously must undergo vast, physical change. So alert urban and suburban areas are taking a careful look at their future, planning for it, and executing their plans as promptly as possible. And Kalamazoo County should remain an alert urban area. -7- �SCALE FOR: UNITED STATES= 1,722.0 TIMES GRAPHIC SCALE MICHIGAN:; !54.6 TIMES GRAPHIC SCALE KALAMAZOO REGION= 7.0 TIMES GRAPHIC SCALE 32000 0 300,000 ' 318,6o/ I - 2 80,000 2r2,oo~ V 260,000 240,000 2 20,000 FUTURE - SCHELLIE PROJECTION/ US:THO) NUMBER 2 - 209,3!57. POPUL A - 169,712 160,000 120,000 100,000 ~.,~ i.--.::-/2 I-"- - 20,000 0 ----~--- --- --- /4___: ~., L--::":: ~..,::.....---- ,,,. .,,,..,. ~ , / / ~ / .,,,.- _,,. ., I, ~ -·"" ,,.,.., MICHIGAN .,. .,• -✓--- /, I/ [7 / ~ .,/ 80,000 44,000 • / KALAMAZOO COUNTY 140,000 40,000 ,,,, -,,,,,. 233,8~ / - 60,000 V 288,42~ _/~ __,.,$ ...- _.,,.. / .,,,,,_ ~ ~ UNITED STATES ~ KALAMAZOO REGION 1900 1910 1920 1930 1940 19!50 1960 1970 1975 1980 1985 -8- 1990 I I I I I I I I I I I I I I I �r r r r r r ~ , , 1970 - 1990 POPULATION PROJECTIONS By 1990 (a projection year "consistent" with the normal advance-planning period of 20 years), Kalamazoo County population should approach 318,600 persons--up 88% from 1960, growing somewhat slower than the 1950 to 1960 decade but faster that the u.s.--if current forecasts materialize. In almost every decade, the County has grown faster than the Nation, the Great Lakes States, the State, or adjoining counties. Its overall rate of population growth is superior to these areas. The rural population will continue to decline and may represent less than 1% of the County population by 1990 while the exurban population (non-farm persons living in the countryside) will continue to increase but at a slower rate of growth than between 1950 and 1960 giving way to the needs and demands of the people for public utilities furnished by the urban centers. The City of Kalamazoo may reach 155,000 persons by 1990, followed by Portage with an estimated population of 36,700 by 1990. All incorporated cities and villages are expected to increase in population during the planning period. 1970 1975 1980 1985 1990 2,607 2,617 2,787 1,476 11,913 8,165 27,607 4,974 3,524 859 2,823 4,165 2,432 3,230 1,533 2,776 2,787 2,968 1,572 12,686 8,695 29,399 5,296 3,752 914 3,006 4,435 2,590 3,439 1,632 3,131 3,142 3,347 1,773 14,304 9,804 33,146 5,972 4,231 1,031 3,390 5,001 2,920 3,878 1,840 3,269 3,281 3,494 1,851 14,935 10,236 34,611 6,235 4,417 1,077 3,539 5,222 3,049 4,049 1,922 3,559 3,572 3,804 2,015 16,262 11,146 37,680 6,788 4,809 1,172 3,853 5,685 3,320 4,408 2,092 1,930 89,423 2,142 27,626 2,055 106,098 2,281 29,417 2,317 128,000 2,572 33,167 2,419 138,072 2,685 34,632 2,633 155,000 2,924 36,706 1,330 802 699 1,649 3,044 1,416 854 745 1,756 3,241 1,597 963 840 1,980 3,655 1,667 1,006 877 2,067 3,816 1,815 1,095 954 2,251 4,155 209,357 233,810 272,001 288,428 318,696 Town shies Alamo Brady Charleston Climax Comstock Cooper Kalamazoo Oshtemo Pavilion Prairie Ronde Richland Ross Schoolcraft Texas Wakeshma Cities Galesburg Kalamazoo Parchment Portage Villag:es Augusta Climax Richland Schoolcraft Vicksburg TOTAL I -9- �The County's reputation for responsibility in providing the public facilities and service needed by private enterprise coupled with responsible management rank it ahead of many competitors. With employment in 1990 expected to reach 136,100 compared to 62,700 in 1960, an increase of 73,400 new jobs will result in a tremendous number of job opportunities. THE FUTURE ECONOMY Already occupying a favorable location with adequate access to mid-west markets, Kalamazoo County from all indications will continue to advance economically through 1990. The County's physical, social and cultural environments are attractive to economic activities making it a good place to live and a good place to work. The chemical, printing and publishing, and electrical and electronic equipment industries hold strong potential for establishment in the area. Kalamazoo County will expand manufacturing employment more rapidly than the nation or Great Lakes Region. Manufacturing will continue to be the mainstay of the local economy, adding 18,900 workers by 1990 with 21,200 new jobs in the service industry, 16,500 in wholesale and retail trade, 10,900 jobs in governmental employment and 5,600 new jobs in the transportation, construction and finance fields. Educational programs and facilities are needed at several levels to train and retrain the labor force, provide continuing education for professional and technical personnel, and perform research and development services. Economic growth strongly influences population growth--the two need to be related and projected together to provide a source basis for planning. -10- I I I I I I I �,1 l- ,~ ' 'f -J -- ---J J r H E C O M PREH EN S I V E PLA ... �I I I I o THE COMPREHENSIVE PLAN It should enrich the life and advance the opportunities of the individual citizen. 0 It should embody the County's unique physical setting and community character. 0 It should portray the fact that the County is a community of communities. 0 0 It should help the County direct to its advantage those inevitable changes which will increasingly result from outside economic and technological forces. It should regard the County's land as a precious asset and urge its efficient use for urban expansion and conservation of the balance for future needs. I I o It should encourage widely varied living environments, social and cultural institutions, employment and educational opportunities, and recreation facilities. o It should determine, for earliest possible reservation, the transportation corridors which will increasingly shape the community, influence its land uses, and delimit its neighborhoods. I o It should urge redesign and reinforcement of the urban center. I o It should balance conservation and rehabilitation of existing development with application of the best of today's knowledge to new development. I is based upon these principles and objectives: 0 It should provide for needed services at minimum cost: transportation, utility, recreational, protective and other services for residences, business and industry. The Plan is an instrument of public policy intended to set forth public goals and interests in the development of land and in the building of communities, especially as they apply to the exercis~ of regulations and to the expenditures of public funds. It is, therefore, an affirmation t~at such regulations are to be exercised objectively and such funds invested judiciously. -12- I I I I I I �I I I I I I I I II •II • • • • INSIDE THE BACK COVER OF THIS REPORT is the 1990 Land Use Plan for Kalamazoo County which portrays those aspects of the planning program which (with their inter-relationship) are capable of graphic presentation. Adapted from the reports listed on page 2, these aspects include: o Land Use Plan o Transportation Plan o Community Facilities Plan THIS PLAN PROJECTS AN URBAN AREA OF THE FUTURE •.. residential locations ... commercial and industrial areas ... transportation ... schools, parks, recreation and other community facilities designed to serve the people and their property ... and open space to conserve both the natural resources and to meet the inner needs of man himself. THE REGION'S URBAN LIFE can be well organized ..• its established objectives can be achieved ... its individual identities can be retained •.. and the confusions and frustrations commonly associated with larger urban concentrations can be avoided. LAND USE STATISTICS (1965) About 4%, or 15,000 acres of land, is used for residential purpose. Approximately .33%, or 1,153 acres of land, is being used for commercial activities. Less than 1%, or about 3,400 acres of land, is being used for manufacturing and other industrial uses. About 2.2%, or 8,000 acres of land, is used for public and semi-public purposes, excluding Fort Custer land. A total of approximately 10% of the County land area is being used for urban purposes including streets. An estimated 90% of the total land area of Kalamazoo County is currently occupied by farms, wood lands, vacant tracts, marshes and bodies of water, including Fort Custer land. It is estimated that approximately 16,000 additional acres, or 25 square miles of land, will be needed to accommodate the forecasted population to 1990. The balance of the County, or about 85% of the land area, will remain in a rural or vacant land use category through 1990 . -13- �I I FUTURE RESIDE The Plan provides for: AREAS o Over 30,000 acres of residential lands by 1990. o 40,000 new housing units anticipated by 1990. o Radiating outward from the existing nucleus of development for the Cities of Kalamazoo and Portage nearly 27,000 acres of lands designated for urban uses. Cities Villages Galesburg Kalamazoo Parchment Portage Augusta Climax Richland Schoolcraft Vicksburg Townships (Portions) Brady Comstock Cooper Oshtemo Pavilion Richland Texas 1 Singltt Family Use~ o Somewhat limited by certain topographic conditions, i.e., marshes, lowlands and steep slopes, the non-urban land areas will continue to be primarily agricultural with limited rural residential type of new development. Approximately 3,000 acres of land in the Rural Area will be devoted to "large lot" residential uses by 1990. Details may be found in the Technical Reports. -14- �'-II II II FUTURE COMMERCIAL The 1965 Land Use Survey tabulated over 1,153 acres of commercial land in Kalamazoo County or 6.1 acres of commercial use for each 1,000 population. Commercially oriented, Kalamazoo County can anticipate a continuing growth in these lands which is projected to be 1,944 acres by 1990. This increase of 79i acres is a 69% gain over the 1965 tabulations. AREAS Re~ional Shopping Centers providing services of a community center plus general merchandise, and with a large department store serving up to a 20-mile radius and a population of 150,000 persons or more. The Plan provides for: o 1,944 acres of commercial land by 1990. o six new commercial districts by 1990. o expansion of existing shopping areas to meet 1990 growth needs. Commercial needs should be met by: Neighborhood Shopping Centers functioning to serve local needs for sale of convenience and personal goods with up to a one-mi.l e service area and accommodating about 4,000 persons. Community Sho~ping Centers providing services similar to neighborhood centers, plus a wide range of speciality shops and services with a service area up to 4 miles and accommodating 35,000 people. II II , II -Ill -15--------- ------ �FUTURE 0 0 INDUSTRIAL An amount in excess of 3,440 acres of industrial land use was reported in the 1965 Land Use Survey. This figure represents 18.1 acres of industrial land for each 1,000 persons in Kalamazoo County. Future estimates for the County project a total of 5,040 acres of industrial lands by 199Q. This 1,600 acre increase represents a gain of 47% in industrial growth during the planning period. On a county-wide basis, all but 40 acres is indicated in the urban and urbanizing area of Kalamazoo County. 0 Almost all of the existing industrial areas, particularly in the Cities of Kalamazoo and Portage, are retained in the 1990 development plan. 0 With most industrial lands existing within the Urban Area boundary, particularly in the cities of Kalamazoo and Portage, new industrial development areas are planned to fill in the areas of space of vacant industrial lands with the addition of 3 new industrial park areas. AREAS o Areas planned for new industrial development are contiguous to the existing industrial land. These areas form a contiguous corridor of industrial uses, providing a consolidation of the previous areas committed to industrial activities. o The Plan encourages development on large level sites convenient to major transportation routes and adequately served by major utilities, water, sewer, gas and electric. o It provides for broad, attractively landscaped sites, with on-site parking _and room to expand, and no more than 10 to 20 minutes from employees' homes by private car. -16- • • • • • • • •I �FUTURE AGRICULTURAL AREAS Beyond those generous areas specifically designated for urban expansion, especially where urban services can be provided most economically, the plan should protect the vital role of agriculture in the economy, and provide a reserve for further orderly urban growth. This would still permit rurally harmonious large-tract development--3 acres or more per family. This is vital if the County is to avoid the tragically haphazard kind of urban intrusion into the countryside which has occurred around many cities since World War II. Such "Sprawl" is harmful to agriculture and urban development alike. / Non-farm homes along rural roads, folllowed by scattered subdivisions, happily add to a rural tax base until demands of urban growth exceed the reserve capacity of capital improvements designed for rural use. Roads become clogged, schools too small, rural services inadequate for urban needs. Then public expenditures soar, the farmer is taxed for services he doesn't need, the presence of urban uses inflates land values--but, because growth was scattered, more land has been "opened" to urban use than can be consumed. Taxes may drive the farmer to subdivide, but subdivision pressure exceeds market capacity. -17- �FUTURE 0 0 "OPEN SPACE" Tomorrow's population will have more time for leisure and be more dependent upon public recreation areas. From children's playlots to large hunting grounds, golf courses and ski slopes, specialized "play" areas are now an almost universally recognized human necessity--which "backyards" alone do not meet. Private provision for light, air, view, and recreation is neglected in the wake of urbanization. The need for urban space is growing even faster than population. Open space provides emotional satisfaction and aesthetic pleasures which make people happier, healthier and more productive, and communities more attractive to desirable residents, business and industry. It enhances property value and helps neighborhoods to live long and useful lives. 0 Open space also is instructional; it preserves convenient examples of natural phenomena and features of historic or physical importance which might otherwise be destroyed or made inaccessible to the public. 0 It also has conservation value. Swamps, for instance, can make only poor residential, agricultural or industrial areas, but excellent recreation preserves. 0 Open space also makes good boundaries and buffers, efficiently separating residential areas from industry, commerce or dissimilar neighborhoods. 0 The areas expected to be utilized b~ 1990, shown on the 1990 Land Use Plan inside the back cover of this report are treated in detail in the Technical Reports on Land Use, and Community Facilities. -18- • • • • • • • • • • • • �I I I I I I I I I • ••• •• • ••• •• •••·"=•-=•=•-:--•r,nm-rr,.. ,___________ FUTURE T OUGHFARE TRANSPORTATION ...J ~ "'....w ~ o All street and highway improvements throughout the County should conform to a uniform code of design and traffic control standards consistent with the Transportation Plan and federal requirements. (See Plan inside back cover) ' • : : : : i ~' ' I : i ~ .PRIVATE Statewide Arterials - to provide the highest level of traffic mobility available, located in ; : ; I j ~ widely spaced corridors of concentrated travel desire--high capacity and speed design--minimal ingress and egress--continuity of routing for regional or inter-regional travel movement. 11 These facilities should serve the longest trip In the Kalamazoo area the need for the movement desire serving major sections of metropolitan of people and goods will continue at accelerated areas with the highest degree of service. rates. Regional Arterials - to connect and augment the o The urban highway systems should circle, Statewide Arterials; to connect and serve major rather than penetrate the Central Business population centers and economic activity centers Districts of the cities. not served by Statewide Arterial Highways. ! ++-!-+1--+- ~ I ROAD o Highway and street network must provide direct access to all major traffic generators. o All routes should be designed to meet the needs of the existing and future land uses of the County. Local Arterials - to provide service of moderate length of travel at a somewhat lower level of travel service. They provide service between smaller cities, placing more emphasis on land access, and connect these areas with the higher arterial systems. -19- �PROPOSED THOROUGHFARE PLA COLLECTORS Principal Collectors - Rural--provide service between minor population and economic centers, with high level of service to adjacent properties. Principal Collectors - Urban--functlon as streets to serve substantial traffic volumes providing service to commercial, industrial and residential areas. Secondary Collectors - Rural--primary function of providing traffic service between local roads and streets and higher classified routes. Ease of access is a major consideration in the design of these streets. Secondary Collectors - Urban--a limited service area street designed to provide a high degree of property access and discouraging through traffic. T SYSTEM The heart of the system is a loop of expressways encircling the central portion of Kalamazoo and an expressway connecting Kalamazoo with the Portage area. The loop as proposed achieves several goals and does so in an economical manner. It connects all major routes through the City making quick access possible to any part of the City. It permits through traffic to bypass the City; and it will serve to create future development of land which is not presently attractive for development. Most of the proposed new rural highways in the County are relatively short segments which serve one of two purposes--improvement alignments of existing roads or completion of gaps in existing roads, thereby forming continuous routes across the County. In addition, some sections of the proposed routes provide a by-pass of urban areas for faster and safer travel or serve as connectors between the County and State routes and the urban areas. -20- • • • • • • • • • • • • • ' �I I I I I I I I I I I I I I I FUTURE SCHOOLS URBAN AREA In Kalamazoo County, most of the elementary schools include grades kindergarten through sixth. This trend was continued in planning for future elementary school facilities. Junior-senior high schools needs are planned to accommodate grades 7 through 12 which provides flexibility for different combinations of groupings of grades in the middle or high school system. 0 40 new elementary schools are anticipated in the Urban Area by 1990. 0 10 elementary schools are planned for the Rural Areas of the County by 1990. 0 11 additional junior-senior high schools are planned for the urban area. 0 Remodeling and facility additions will be required in a number instances to meet the 1990 rural area high school needs. 0 It is recommended that new elementary schools be planned by applying the school-park concept. 0 Elementary schools in urban and urbanizing areas should be located to serve a neighborhood and high schools located to serve a community. Whenever possible, school buildings should be made available to function as community-recreation-social centers. -~C,t/OOL, - P..4fi<l4 PL.4HNIN6;-....:... -21- �9 .Ui~0 1 ! ~,-,-±:( ;ri •.. .,:~ , . 4 ....~Dlo.l!t,,,,,:.l~~~:.U~ ~' -·.1',. FUTURE . . PARKS 0 An estimated 200 acres of land for 38 neighborhood park is proposed for the urban area. 0 12 parks are proposed for the cities of Galesburg, Kalamazoo, Parchment and Portage. 0 Township parks are proposed for each township in the County. 0 Neighborhood parks are proposed in all incorporated villages in the county. 0 Major parks, totaling approximately 1,300 acres, are proposed to serve the needs of the population on a county-wide basis~ FUTURE LIBRARIES The development of a county-wide library system is recommended to serve all citizens of Kalamazoo County. Using the Kalamazoo City Library as the main facility, 8 branch libraries are proposed throughout the county to meet the needs of the townships and villages with 4 branch libraries proposed in Kalamazoo Township. Existing libraries in Schoolcraft, Portage, Augusta and Climax are recommended to be used to supplement the county-wide system on a local basis. -22- ----==---=---==-=---=-- - -- --- II • • • • • • • • • • �I I I I I I FUTURE MUNICIPAL BUILDINGS o Expanded facilities are proposed for the Cities of Kalamazoo, Portage and Parchment. o New facilities are proposed for the City of Galesburg and Villages of Augusta, Climax, Schoolcraft and Vicksburg. o Remodeling and new construction are proposed for many of the Township facilities. A location within or adjacent to the Commercial Centers is preferred for the convenience of employees and visitors. The sites should provide off-street parking. -23- �FUTURE FIRE STATIONS Sites should be located close to a ma7or traffic artery, preferably, near the intersection of two such arteries. Their locations should be central to the service area, and oriented toward areas of greatest danger. o The plan proposes that the city and village units provide cooperative services to the surrounding rural areas. o Four facilities are planned to be replaced in the City of Kalamazoo with five new fire stations planned. Four stations are proposed for the City of Portage. Replacement of the older station in Galesburg is planned. o Ten new facilities are planned in the urbanizing area of the County. FUTURE POLICE STATIONS New police stations should be located on a 1/2 to 1 acre site with adequate off-street parking, and centrally located near the intersections of two arterial streets. o New facilities are proposed for the Cities of Parchment, Portage and Galesburg and the Villages of Vicksburg, Richland and Schoolcraft. Expansion of the City of Kalamazoo police station is recommended. o Continued police protection by the Kalamazoo County Sheriff's Department is expected in the balance of the County. FUTURE UTILITY SYSTEMS Sanitary sewer systems, water supply and distribution systems and storm drainage systems which are adequate to meet the needs of existing development are proposed to be provided for Kalamazoo County. While no specific water mains or trunk sewers are designated, it is proposed that these systems be limited to the proposed Urban and Urbanizing Area of the County, which includes all cities and villages. It is further recommended that no urban form of development be permitted in non-urban areas where municipal water and sewer facilities are lacking and not planned within the foreseeable future. -24- • • • • • • ' ' ' ' �I I o Zoning and subdivision regulations should be patterned after the model ordinances containing the primary land-use controls for the present and the future (as provided in the Implementation Report--because each municipality is a part of a generally homogeneous community. o The adoption of a comprehensive plan by the cities or village will make it possible, through the "State of Michigan Mapped Improvements Act" to certify and adopt plats for the reservation of lands for public facilities as proposed in the Community Facilities and Transportation Plans. The use of this act will assure the needs of the municipalities at a lower cost and provide assurance of needed public facilities to private developers. I I I I I I FUTURE LAND USE CONTROLS o By using Capital Budgeting, the anticipated expenditures are reviewed before the requirement is confronted, projects are reviewed annually on a merit system, the duplicating of projects is avoided, the staging of projects in a logical sequence is possible, and it provides a defense against unwarranted projects of special interest groups. The foregoing objectives can be accomplished by the coordinated use of sound new zoning, subdivision and other ordinances adopted by each of the units of government. -25- �• • •II BUT "PLANNING" The first step has been taken. Six years of concentrated efforts have produced a sound and financially feasible Comprehensive Plan for the future of Kalamazoo County. We have planned to make it a satisfying metropolitan community. Now we must put the plan to work. Virtually everything now depends upon affirmative action by the Municipalities. Now awaiting their official action are the Land Use Plan, the Model Zoning and Subdivision Regulations, the Traffic and Thoroughfare Plan, and the Community Facilities Plan. With the help of these basic tools and such "holding devices" as official mapping by the use of the Mapped Improvements Act, sites need by 1990 may be reserved in time and actually acquired under capital improvements programs. The community may then relate planned goals to a year-by-year municipal financial structure in an orderly programming of ability to pay with community growth. ISN'T "DOING" The work of ·the Kalamazoo Metropolitan County Planning Commission must continue to provide the balance between the urgent day-to-day needs and the longer range objectives. It can help with many planning decisions in the municipalities, expand its public education activity as a source of ever increasing information on all facets of county development, conduct in-depth research into still more fields of concern, activate still more programs in behalf of planning goals, and turn some of its efforts toward regional responsibilities. The County has made a good start. It is on its way. It has far to go, and no time to lose. -26- II I II I '11 -l -1 �I I KALAMAZOO METROPOLITAN I I I I I I I I I I I I I COUNTY M. Eugene Malone, Chairman PLANNING COMMISSION Dennis Boyle, Vice Chairman Present Members Former Members Former Members Meredith Clark David Culver Lester Devries William D. Farley Donald R. Hayward William Hendrick James H. Pinkham Fred C. Reynolds Dr. Myron Ross F. Joseph Buckley John E. Daley Harvey Enzian Roger File Shirley Grekin John F. Hall Merritt N. Harper D. Gordon Knapp Arthur H. Lee Lionel L'Esperance Allan B. Milham Lawrence Paulsen Donald R. Phelps Richard Prey Charles C. Ranney George W. Sprau Julius T. Wendzel Daleo. Wheeler Bruce A. Watts, Planning Director COMMITTEES AND SUBCOMMITTEES Land Use L. M. Angell Donald Arnott** Ed Baur** Grover Brussee, Jr. David Burgess Robert Cain Stanley Cramer David Culver* Charles DeKold Michael Fitzgerald Rudolph Germanson Ralph Gilbert Roger Gleason** Claud Good Bernard Griffin Niles Hagelshaw John Hall* Mary Jo Harmon Merritt Harper* Scott Harrison Donald Hayward* Roger Hayward Harold Hice Vern Hinz** Oscar Hunt W. D. Ingersoll** Wayne Jessop* David Jones James Kersten** John Light Wayne Lynn Helen Wagner Gerald Meyers Robert Morris Norm Nelson Stanley Oswalt** Vern Reed William Ripattee** Mrs. J. Robinson Wayne Sackett Lois Schadewald Matt Scholten Bert Secrist Donald Slighly Robert Somers L. M. Stager B. G. Stockwell James Sytsma Ray Vliek Warren Vroman** Julius Wendzel* -27- �COMMITTEES (Continued) Community Facilities Mrs. John Abramson** Jim Armstrong Don Arnott** c. Baker Richard Byce Joe Colby** John Conner Mark Crum** Chester Douglas** William Farley* Glenn Flamm*B Dean Fox** Dick Forward Rick Frazier* Tom Fricke** Mrs. Gladys Garrison Garrett Gernaat** Harry Gildea Robert Gove** Philip Graf** Jack Gray Jack Gridley** John Hall* Lois Harvey Frank Hemphill** Nick Kik** Herbert Larkin** Kirby Mason** Jacob Mein** Clifford Osterman William Middleton Cliff Osterman** Larry Paulsen James Pinkham* Patricia Pratt William Ripatte** Edward N. Ross* Albert Sabo** W. Schneidenback** Gerald Scott David Sharp** Foster Sherwood Robert Snell** Donald Sowle~ George Sprau* Gordon Start** Argyle Stevens Don Swets** William Taylor Mrs. Lowell Titus** Dr. Henry Tyson Leonard VandenBerg R. VanDeusen** James VerMeulen Chris Wenke Lyle King Ronald Knight Herbert Larkin** John Lattin Harry Lisk Allan Milham* Stanley Peck** Fred Sanborn** James Smith** Vern Smittendorf John Strand Donald Swets** William Taylor Donald Thall Transportation Robert Carroll** Meredith Clark* Wilson Doster Doanld Ebinger William Farley* George Gilbert Shirley Grekin* * Planning Commission Member ** Technical Resource Member • • • • • •II 11 •11 •l -28- l �H ~ ;:' ..:::c- HE> 3 Miles Prepared By: SCHELLIE ASSOCIATES 3 :l C0 u N TY J <j It- ( ~ :l - a p L ANNIN . ::13 30 2 ' - ~ ] a::> ) --=-= - m < HJ.St, r.I . HJ. Lt, I I HJ. 9t, < 0 m Ill ✓ ~ ( t HJ.Ill, H.l.t,t, cl � 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 Kalamazoo-County_Comprehensive-Plan_1970 Creator An entity primarily responsible for making the resource Schellie Associates, Inc., a division of Clyde E. Williams & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1970-06 Title A name given to the resource A Comprehensive Plan for Kalamazoo County, Michigan, 1970-1990 Description An account of the resource A Comprehensive Plan for Kalamazoo County, Michigan, 1970-1990 was prepared by Schellie Associates, Inc., a division of Clyde E. Williams & Associates, Inc. with the assistance of the Kalamazoo Metropolitan County Planning Commission in June 1970. Contributor An entity responsible for making contributions to the resource Kalamazoo Metropolitan County Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications 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/508c1c26eb47331a334479783a9314cd.pdf 5e31a6812febbc07bb86ecad3f29e2f3 PDF Text Text COM PREHE NSI VE PLANNING PROGRAM KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION PLAN ELEMENTS • 1970 • 1990 ,, l> --r - 0 COMMUNITY FACILITIES -I m (/) • ■ SCHELLIE ASSOCIATES, INC. A DIVISION OF CLYDE E. WILLIAMS & ASSOCIATES, INC. INDIANAPOLIS, INDIANA �f Oil THE LIBRARY OF ·.. ,!.~p i~.J & Zanini;:, C:e ·vr, I TITLE: COJvl.MUNITY FACILITIES PLAN, KALAMA.ZOO COUNTY, MICHIGAN AUTHOR: SCHELLIE ASSOCIATES, INC., A DIVISION OF CLYDE E. WILLIAMS & ASSOCIATES, INC. SUBJECT: PUBLIC FACILITIES HEALTH, WELFARE AND CULTURAL FACILITIES SCHOOLS, PARK AND RECREATION FACILITIES PUBLIC UTILITIES DATE: MAY, 1970 PLANNING AGENCY: KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION SOURCE OF COPIES: KALAMAZOO :r-1ETROPOLITAN COUNTY PLANNING COMMISSION HUD PROJECT NO.: MICH. P-124 SERIES NUMBER: 2 of 3 NUMBER OF P P. .GES : 74 ABSTRACT: This report studies the criteria and standards for public buildings and lands. Consideration is given to locational relationships, access distances, site needs and capacities. Based upon the land use studies, preliminary community facility requirements are determined. Community facilities in the cities of Kalamazoo and Portage are treated differently than the remainder of the county because these two cities have their own plans. Economic activity, population, land use and transportation patterns are the major factors used in the analysis of effects upon community facilities. Through a series of meetings, determinations were made concerning the locational pattern of community facilities. A study of existing facilities was completed and an analysis of facility needs was made. Other factors influencing the needs include drainage, utility patterns, land use and transportation plans. The plan includes administrative, fire, police, cultural, health and welfare, park, school and other facilities as well as utilities. A description of the steps and procedures for meeting the community facility needs during the planning period is presented. 1• �KALAMAZOO COUNTY COMMUNITY FACILITIES PLAN MAY, 1970 Prepared For: The Kalamazoo Metropolitan County Planning Commission Kalamazoo County, Michigan Prepared By: Schellie Associates, Inc. A Division of Clyde E. Williams & Associates, Inc. Indianapolis, Indiana With The Participation of: The Kalamazoo Metropolitan County Planning Department The preparation of this report was financially aided through a Federal grant from the Department of Housing and Urban Development, under the Urban Planning Assistance Program authorized by Section 701 of the Housing Act of 1954, as a~ended. �I FOREWORD The preparation of the Comprehensive Plan for Kalamazoo County I was undertaken in two phases. The first phase, completed in 1966, produced a series of Planning Studies Reports concerned with inventory, analysis and projections of existing conditions in the County to serve as a foundation for the plan for the future. subjects reported upon in the first phase were: The Population, Economics, Community Facilities, Existing Land Use, Physical Resources and Organization for Planning. The second phase of the planning program is concerned with the preparation of the Comprehensive Plan and plan implementation. It i~ being presented as a series of reports dealing with each of the basic elements of the Comprehensive Plan - Land Use, Community Facilities and Transportation - plus a report on Plan Imple~entation and finally, a Comprehensive Plan Report summarizing the entire planning program. Because of the many interrelationships between the three basic plan elements, they were prepared concurrently. This report on the Community Facilities Plan is the second of the plan elements to be completed in this series. The Land Use Plan report has heen submitted and the Transportation Plan report will be issued shortly. MAY, 1970 �COMMUNITY FACILITIES PLAN KALAMAZOO COUNTY, MICHIGAN TABLE OF CONTENTS THE COMMUNITY FACILITIES PLAN Page No. Subject II FOREWORD INTRODUCTION BACKGROUND . GOALS, OBJECTIVES AND POLICIES GOALS. . . OBJECTIVES . . . . . . . . POLICIES . . . . . . . . PUBLIC BUILDING POLICIES . . . . SCHOOL POLICIES . . . . . . . . . PARK AND RECREATION POLICIES . . PUBLIC UTILITY POLICIES ... SUMMARY. . . . . . . . . . SCHOOL, PARK AND RECREATION FACILITIES . . UTILITIES. . . .......... . 1 1 1 3 3 3 5 5 5 6 6 8 8 8 THE COMMUNITY FACILITIES PLAN - GENERAL GENERAL DESCRIPTION. . . . . . . . . . . . . . METHODOLOGY. . . . . . . . . . . . . . . . . . REFINEMENT OF COM~-1UNITY FACILITIES REQUIREMENTS BASED ON LAND USE STUDIES. . . ANALYSIS OF EFFECT OF CHANGES ON COM1'1UNITY FACILITIES . . . . . . . . . . . . . . DETERMINATION OF LOCATIONAL PATTERNS . . . . . . . LOCATIONAL GUIDELINES. . . . . . . . . . . . . 11 11 11 13 13 14 PUBLIC FACILITIES PLAN MUNICIPAL ADMINISTRATIVE BUILDINGS . GENERAL. . . . . . . . . . . . RECOMMENDATIONS . . Townships . . . . . Cities . . . . . . Villages . . . . Police Facilities . . GENERAL . . . . . . . . . STANDARDS. . . . . Personnel Service Radii. Location . . Site Size . . . . i . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . 16 16 16 16 18 18 18 18 19 19 19 • 19 . 19 �TABLE OF CONTENTS - CONTINUED Page No. Subject . . RECOMMENDATIONS . . Brady Township. Comstock Township . . Cooper Township Kalamazoo Township . . City of Kalamazoo . . City of Parchment. Oshtemo Township. Pavilion Township. Portage Township - City of Portage. Richland Township . . . . . . Ross Township . . . Schoolcraft Township . . . . . . Texas Township . . . . FIRE PROTECTION FACILITIES GENERAL. . . . . . . . . THE AIA RATING SYSTEM . . . . . . STANDARDS. . . AIA Standards . . . . . . Station Sites . . . . . . Fire Station Site Location. RECOMMENDATIONS. . . . . . . . . . . . . . . . Charleston, Comstock, Richland and Ross Townships . . . .. . Climax Township. . . ...... . Wakeshma Township. . •.. Pavilion. . . . . . . ... Brady, Schoolcraft and Prairie Ronde Townships Texas Township . . Alamo Township. Oshtemo Township. Cooper Township. Kalamazoo Township. City of Kalamazoo City of Portage . . . . . . • HEALTH AND WELFARE FACILITIES . . GENERAL . . . . . . RECOMMENDATIONS . . . . . . Existing Facilities . . Potential Site . . . . CULTURAL FACILITIES LIBRARY FACILITIES . . General . . . . . . . Planning Objectives Standards . . . . . RECOMMENDATIONS . . . Kalamazoo Township Area. Remainder of County . . . OTHER CUL~URAL FACILITIES . . . . . General . . . . . . . . . . . . . . . ii .. . . . 19 20 20 20 20 21 21 21 21 21 21 21 22 22 22 22 23 25 25 25 25 26 26 28 28 28 29 29 30 30 30 30 30 31 31 31 33 33 33 34 34 34 34 34 35 35 37 39 39 �TABLE OF CONTENTS - CONTINUED Subject Page No. RECOMMENDATIONS. 39 SCHOOL, PARK AND RECREATION FACILITIES INTRODUCTION . . . • . METHODS USED . . . . . . . . • . COMMUNITY DESCRIPTION. . •.... SCHOOLS AND EDUCATIONAL FACILITIES . • .. GENERAL. . . . . . • . . . . . . . POLICIES . . . . . . . . . . . . . . . . . . . . • STANDARDS . . . . . . . . . . . . . • . . THE 1975 AND 1990 SCHOOL FACILITIES PLAN . . . . . ELEMENTARY SCHOOLS - URBAN AREA . . . . . ELEMENTARY SCHOOLS - RURAL AREA . . • . . . . . . . JUNIOR-SENIOR HIGH SCHOOL - URBAN AREA . . SERVICE AREAS OF OTHER JR. AND/OR SR. HIGH SCHOOLS IN KALAMAZOO COUNTY. . . . . . . • . . . . PARK AND RECREATION FACILITIES . . . . GENERAL. . . . . . POLICIES. . . . . . . . .. STANDARDS. . . . . . . . . . . THE 1975 AND 1990 PARK AND RECREATIONAL FACILITIES PLAN . . . NEIGHBORHOOD PARKS . . COMMUNITY AND TOWNSHIP PARKS . MAJOR PARKS - COUNTY PARKS . Alamo Township . . . . . . Charleston Township. Comstock Township . . Kalamazoo Township . . Schoolcraft Township . Texas Township . . . 40 41 41 44 44 45 45 45 45 49 51 53 54 54 54 55 55 55 59 60 60 60 60 61 61 61 THE COMMUNITY FACILITIES PLAN - UTILITIES INTRODUCTION. GENERAL. . WATER . . GENERAL. . POLICIES STANDARDS. . DRAINAGE. GENERAL. . POLICIES . . STANDARDS . . SEWAGE DISPOSAL. GENERAL. . POLICIES . . STANDARDS. . ELECTRICITY, GAS AND TELEPHONE SERVICE . iii 63 63 64 64 66 66 66 66 67 67 67 67 67 69 69 �TABLE OF CONTENTS - CONTINUED Page No. Subject STEPS AND PROCEDURES TO MEET COMMUNITY FACILITIES NEEDS . INTRODUCTION . . . . CAPITAL IMPROVEMENTS PROGRAM• OTHER PROGRAMS . ACTION PROGRAM . . . 69 69 69 70 71 LIST OF ILLUSTRATIONS Figure No. 1 Subject Page No. Park Service Areas & Site Relationships...................... 57 Map No. 1 2 3 4 5 6 7 8 9 A-1 A-2 Community Facilities Plan - 1990 ...•. Public Facilities Plan - 1990 . . . . . . . . Fire Protection Facilities . . . . . . . . . . . Health and Welfare Facilities . . . . . . . . Library Service Areas and Other Cultural Facilities . . . . . . . . . . 1975 and 1990 Generalized School, Park and Recreation, Conservation . Facilities Plan . . . . . . . . . • . . . . . . . . . . Domestic Water Service Areas Plan ... . Domestic Sewer Service Areas Plan ... . Community Facilities Plan . . . . . . . . . . . . Water Distribution Systems . . . . . . . . . . . Primary Sewerage Systems . . . . . . . . . . . . . 12 17 27 42 65 68 Inside Back Cover A-1 A-2 Adequacy and Needs of Community Facilities, Kalamazoo County, Mich.. Deficiency Point System . . . . . . . . . . . . . . . School Facilities Standards . . . . . . . . . . . Outdoor Recreation Area Standards . . . . . 24 46 56 32 36 Table No. 1 2 3 4 9 iv ,r �THE COMMUNITY FACILITIES PLAN �THE COMMUNITY FACILITIES PLAN TNTRODUCTION The Community Facilities Plan for Kalamazoo County proposes the kind, amount and approximate location of the facilities and services, usually provided as a governmental function, that will be required to meet the established needs of the County in 1975 and 1990. This plan has been closely correlated to the proposals contained in the Land Use and Transportation Plans as a means of providing the facilities and services as efficiently as possible. Because of . the broad range of facilities included in the Plan, this report has been divided into sections headed as follows and appearing in the order indicated: I PUBLIC FACILITIES - Administrative and Protective HEALTH, WELFARE AND CULTURAL FACILITIES SCHOOL, PARK AND RECREA.TION FACILITIES UTILITIES A final brief section on Steps and Procedures to meet Community Facilities Needs is also included. 'I I I I I I I I I Kalamazoo County as a whole in this report, and, as in the case of the Land Use Plan, the community needs were projected to 1975 when the County is expected to have a population of nearly 234,000 persons (as compared to 200,000 in 1970), and to 1990 for an estimated population of about 319,000 persons. As with the other elements of the Comprehensive Planning Program, the proposals contained in the Community Facilities Plan represent determinations based on present day develonment trends and concepts of service standards. With the passage of time, it ~ay be desirable to make such adjustments as are indicated by changes in develop~ent patterns and acceptable levels of service. This Plan is keyed to the Urban Area and Rural Area sections of the County as established and described in the Land Use Plan report. BACKGROUND In addition to the existing community facilities in the County, the primary determinants upon which this Plan is based are the proposals contained in the Land Use Plan and the Transnortation Plan, the former showing the lands subject to development, by type of use during the planning period to 1990, indicating where community facilities will be required and the latter, the major traffic carriers which often define boundaries of residential neighborhoods and serve as access routes. - 1 - �In terms of meeting future requirements for community facilities throughout the County, the County Planning Comrnission Committee on Community Facilities formulated a series of goals to guide the development of the Plan. 'I I I I I 'I I I I I I I - 2 ,cf �GOALS, OBJECTIVES AND POLICIES -I I 'I GOALS The many services provided to the County by its public and private community facilities are essential to its existence and livability. Significantly, many of these services are public and the efficiencies of their locations and scales affect the amount and effectiveness of public expenditures. It is therefore proposed that the Community Facilities Plan be directed to: • THE ATTAINMENT OF A COMPLETE RANGE OF SCHOOL FACILITIES IN THE COUNTY. • THE ATTAINMENT OF A FUNCTIONAL RELATIONSHIP BETWEEN SCHOOL FACILITIES, OTHER co~~~UNITY FACILITIES, AND THE DEVELOPMENTAL PATTERN OF THE COUNTY. • THE ATTAINr,1ENT OF A COMPLETE RANGE OF RECREATIONAL FACILITIES THROUGHOUT THE COUNTY. • THE ATTAINM.ENT OF THE BEST RELATIONSHIP BETWEEN RECREATION AREAS, OTHER COMMUNITY FACILITIES AND THE DEVELOPMENTAL PATTERN OF THE COUNTY. • THE ATTAINMENT OF EFFICIENT LOCATIONS FOR OTHER COMMUNITY FACILITIES, AND THE ACHIEVEMENT OF COMPATIBLE RELATIONSHIPS WITH SURROUNDING DEVELOPMENT. • THE ATTAINMENT OF ADEQUATE LEVELS OF UTILITY SERVICE AND EFFICIENT SYSTEMS OF UTILITY INSTALLATIONS SCALED TO THE DEMAND CHARACTERISTICS OF THE COUNTY'S DEVELOPMENTAL PATTERN. OBJECTIVES The translation of goals into more specific guidelines for plan formulation lead to the establishment of the planning objectives, for community facilities, as follows: • Municipal Administrative Facilities 1975 - New facilities in the villages of Vicksburg, Richland and Schoolcraft. New facilities for the townships of Climax, Richland and Schoolcraft. Provide additions as area growth requires for City of Kalamazoo, Parchment and Portage. - 3 - �• Police Protection Facilities 1975 - New facilities in the cities of Galesburg, Parchment and the townships of Comstock and Oshtemo. 1990 - New facilities in the City of Kalamazoo and the villages of Augusta and Schoolcraft, and Cooper, Pavilion, Richland, Schoolcraft and Texas townships. Provide additions and replacements as population growth warrants them. • Fire Protection Facilities 1975 - New facilities in the cities of Galesburg and Portage. 1990 - New facilities in the townships of Brady, Climax, Richland, Schoolcraft, and Texas. Provide replacements as population growth in the area requires. • Library Facilities Establishment of a county-wide library system with the City of Kalamazoo's central library as the main library and the development of branches in the Urban and Rural areas of the County. • School Facilities 1975 - New school facilities on the locations indicated in the plan. Additions to existing school facilities as needed. 1990 - New school facilities in the locations indicated in the plan. Additions to existing school facilities as needed. • Park and Recreation Facilities 1975 - Development of park and recreation facilities as needed. Acquisition of park and recreation sites. 1990 - Development of park and recreation sites obtained prior to 1990. Acquisition of additional sites needed as indicated on the plan. - 4 - �• Public Utilities Development of utilities to meet the needs as increases in population density warrant. POLICIES PUBLIC BUILDINGS POLICIES Public buildings are those constructed by a public agency for such purposes as providing places for public assembly, operating services of benefit to the public, and for the administration of public affairs. Such buildings include, but are not limited to, schools, libraries, administrative, courts, fire stations, police stations, and civic center buildings. • Facilities directly related to residential areas should be designed so as to complement the area within which they are located. • Public building sites should be adequate for the proposed use. • Adjoining public buildings should be located so as to complement each other, both in design and function. • Areas set aside for parking by the public should be functionally separate from areas required for servicing, employee parking, vehicle storage and the like. Parking areas should be located and designed for joint use wherever possible, particularly where peak parking loads occur at different times. • Public buildings should be so located that they may advantageously use natural and man-made features in accentuating the buildings. (Examples: parks, knolls, rivers.) SCHOOL POLICIES Requirements for school locations should take into consideration a number of factors: the type and size of school, the distribution of the age group served to the total population, the safety of walking students, suitability of site and adequacy of site size. Other factors, such as site cost and school district or incorporated area boundaries, may also be present but should not be allowed to outweigh the primary locational factors. • Schools should be best located to serve the existing and potential needs of students irrespective of existing school district boundaries, incorporated area boundaries, or other political or district boundaries. - 5 - �• Schools should be functionally separate from non-related non-residential areas. • Schools should be provided with means of safe access, either by reason of location or by instituted safety measures. • All school locations should be coordinated within the county and with adjoining counties, where applicable. PARK AND RECREATION POLICIES The most common types of open space are park and recreation areas. The areas should be organized to serve all age groups with a complete range of facilities. • All recreation facilities of a local nature should be planned, to the greatest extent possible, in conjunction with existing and planned school facilities so that they may complement each other in function. • Neighborhood park and recreation facilities should be as centrally located as possible within their service area. The size and function of neighborhood park and recreation facilities will vary according to the population served. • Comm.u nity parks should be large enough to provide an atmosphere of open space. Suitahle provisions for walking, sitting, family group activities such as picnicking, and enjoyment of attractive natural or landscaped areas should be made in such parks. • Maior or other parks may fulfill a community park need provided that sufficient acreage is available to meet both local and area-wide requirements . • Major parks should be on or convenient to arterials and public transportation routes, in order that the volune of traffic generated can be adequately handled without intruding upon residential neighborhoods. • Schools and parks should be located adjacent to one another where possible as exemplified bv the School-Par~ concept. - PUBLIC UTILITY POLICIES The provision of all utilities is a sign of urban development . They are all essential services for any urban use and should be provided in the proper scale and location to meet future needs. - 6 - ' �I • In urban areas where full or adequate utilities are now lacking, plans and a priority system for improving or addin0 to the present utility system should be wade and carried out by the appropriate public or private agency. Where local or private action is necessary to achieve and carry out such plans, such action should be encouraged by the appropriate public agency. • In newly developing areas, developers and/or public and private utility agencies or companies shall be encouraged to provide as complete a utility system as possible commensurate with the type of development. • Where pollution conditions now exist due to lack of proper or adequate utilities, all possible steps should be taken to correct such conditions. • All utility buildings and structures such as telephone exchange buildings, transformer stations, sewage disposal plants, pumping stations, water towers, and reservoirs should be located adjoining non-residential uses wherever possible, or constructed in an attractive and compatihle manner using natural screening. • All electrical utility distribution lines should be installed underground whenever possible. Electric transmission lines will be above ground. • Developers should make arrangements for all distribution lines for telephone, electric, television and other similar services distributed by wire or cable to be placed underground entirely through residentially subdivided areas. Electric distribution lines shall be defined in accordance with the Rules and Regulations promulgated by the Michiqar1 Public Service Commission. Such conduits or cables should be placed within private easements provided to such service companies by the developer or within dedicated public ways. All such facilities placed in dedicated public ways should be planned so as not to conflict with other underground utilities. • All such facilities should be constructed in accordance with standards of construction approved by the Michiaan Public Service Commission. Private easements for underground utilities shall be shown on preliminary plats. - 7 - �SUMMARY PUBLIC FACILITIES The need for additional public facilities as well as the need to modernize, expand and replace many of the small an~ out-dated . facilities will become a major item of concern during the planning period. As indicated in all previous studies, the growth of Kalamazoo County will be dynamic during the next 20 years, thus pressing both public and private agencies into a higher level of service than is presently available. Table 1 s~mmarizes the primary needs in the county during this upcoming period. A total of six administrative facilities are recognized as being needed by 1975 as well as the need for enlargement of two administrative facilities as growth trends warrant. Police Protection Facilities, an important service to urban areas, indicate a need for 5 stations by 1975, 8 stations by 1990 and expansion as required as the Kalamazoo and Portage Stations. New fire facilities by 1975 will number 2, with 9 programed by 1990. Again, future growth requirements may present the need for 4 additional facilities. Library facilities indicate a need for 4 branch libraries in the immediate Kalamazoo Urban Area with 8 new facilities at various out-county locations. The Health and Welfare facilities are all destined to undergo future expansions. Two new facilities are indicated within the City of Kalamazoo. SCHOOL, PARK AND RECREATION FACILITIES This Community Facilities Plan studies the existing and proposed facilities from the standpoint of community and neighborhood units. In addition, the plan delineates the needs of the wore rural townships. Analysis of this data reveals that the 13 community units will require 10 new elementary schools by 1975 and 6 additional elementary schools by 1990. Junior and senior high school needs will be met with 4 new facilities by 1975 and 4 additional schools by 1990 . .The remaining portions of Kalamazoo County excluding the City of Kalamazoo and Portage, will be handled with 7 elementary schools by 1975 and 2 additional by 1990. The Junior-Senior _High School will be adequate with the renovation and . additions to the existing site. Park sites ' like school . . facilities, are best examined by the Community Unit needs. A total of 36 parks with an excess of 200 acres is proposed as park areas. In addition 5 major park facilities ~100 to 300 acres) and several park expansions are recommended for the remaining areas of the county. · UTILITIES The Utilities Plan for Kalamazoo County recognizes the needs for sa~itary systems, wat~r supplies and adequate drainage facilities. Whil 7 the_plan recognizes these needs and the need for more detailed studies, it does delineate, in general, the areas where these facilities.should be_made available. Each of the urban areas, ~he community and neighborhood units, and the cities and villaqes in the County are recommended to provide sanitary sewers and water supply systems. · - 8 - �--- TABLE 1 ADEQUACY & NEEDS OF COMMUNITY FACILITIES KALAMAZOO COUNTY, MICHIGAN ADMINISTRATION Townships Villages I \.0 I & Type of Improvement Alamo Township Brady Township Vicksburg Village Charleston Township Galesburg City Climax Township Climax Village Comstock Township Parchment City Cooper Township Kalamazoo Township Kalamazoo City Oshtemo Township Pavilion Township Portage Township and Portage City Prairie Ronde Twp. Richland Township Richland Village Ross Township Augusta Village Schoolcraft Twp. Schoolcraft Village Texas Township Wakeshma Township E Year - E N E 1975 N 1975 E N E E POLICE Type of ImYear provement E N 1975 - E N E -G N N E E G - A N N A G A A E N N E N N N E E N 1975 1975 1975 1990 E - 1990 1975 1990 G E 1975 1975 N - E N N 1975 1975 N - N E - 1990 COMBINED 1990 1990 1990 1990 FIRE LIBRARIES Type of Type of ImImYear proveproveYear ment ment E ( 4) ( 4) N 1990 2 E N G ( 4) (1) N 1975 E 1990 ( 4) N E E 2E & 2N - & G N G E 1990 (4) 2E & N · 4E G N ("3) G ~R/5E/5N G 4 - Nl 2E (4) 2E & lR 1990 N G 1975 G 2N t3E/2N/2N 1990 ( 4) (2) 1990 (4) N E G G lE & lN N E 1990 (4) N 1990 R 1990 G N N (4) E HEALTH & WELFAB Type of ImYear provement E 7A 2N G LEGEND: TIT~- _of Improvement E A = = Time of ImErovement Existing to remain Addition to Existing (1) SERVED BY GALESBERG & = = New Facility 1975 or before G = As Growth Warrents Replace Existing 1990 or before I Facility I = Immediate AUGUSTA DEPTS. (2) SERVED BY SCHOOLCRAFT (3) SERVED BY KALAMAZOO CITY (4) SEE MAP FOR BOUNDARY LIMITS N R �-I I I I THE COMMUNITY FACILITIES PLAN GENERAL �I I I I I I II THE COMMUNITY FACILTTIES PL.74N* - GENERAL GENERAL DESCRIPTION Kalamazoo County as a whole is considered in this report, as in the Land Use Plan report, and community needs are projected for the years 1975 and 1990. Community facilities considered in the first part of the report are the following: administration, police and fire protection, library and other cultural uses, and for health and welfare services. Plans for school, park, recreation, and conservation facilities and utilities are included in the latter part of the report. METHODOLOGY Prior to the development of the preliminary Community Facilities Plan, criteria and standards were studied, reviewed with appropriate agencies and finalized. Although separate criteria and standards were developed for the various types of community facilities, certain basic foundations were central throughout. 1. A comparison of Suggested Planning Standards with population projections for each service area was made. 2. A determination of the needs with regard to acres of land use required for each kind of community facility was necessary. 3. School enrollment projections were made to determine future needs. II II II II Upon this basis the preliminary Community Facility Plan was prepared and reviewed by the appropriate agencies. Upon completion of their review and the finalization of the Land Use Plan a final Community Facilities Plan was prepared. REFINEMENT OF COMMUNITY FACILITY REQUIRF.MENTS BASED ON LAND USE STUDIES Upon completion of the land use studies, the preliminary community facilities plan was reviewed and revised as necessary. The iteros that were considered in this review are listed below: * 1. Criteria and standards for public uses, buildings and land were reevaluated. 2. The preliminary community facility requirements were refined based upon the land use ptudies. The needs for 1990 are not described in the text when the 1975 proposals will be adequate to 1990. - 11 - �.MAP #1 ALU!eAH COUNTY ~ ~ ' ' I L ~ LM 8z z :, .. 0 ... 3 ~ 0 ... Q . I r KV LEGEND KALAMAZOO COLMY, t.lCHIGAN COMMUNITY FACILITIES 1990 EXISTING PLAN FEDERAL BUILDING ~ COUNTY BUILDING ~ ~ MUNICIPAL BUILDING ~ ~ TOWNSHIP BUILDING ~ ~ MUNICIPAL FIRE STATION l::. l::. TOWNSHIP FIRE STATlON COUNTY POLICE MUNICIPAL POLICE TOWNSHIP POLICE MILITARY POUCE fh••• .. ••11•• .. f\l.o._ :::-::;.~•HI LIBRARY : : fl .. ;::~:,:.:'•::::.• .... 1., •••,, _..,..,_u,11,•• ,, ... ,._ OTHER CULTURAL FACILITIES 4HlootA.e,,.., • .__...,,.. 4i.,,t•••'-NI •• , ............... t:,, ... . . . . _..,., OPEN SPACE AND PARK METROPOLITAN COUNTY 12 • • * .. ~ COLLEGE OR UNIVERSITY JR. AND/OR SR. HIGH SCHOOL ELEMENTARY SCHOOL NEIGHBORHOOD PARK COMMUNITY OR TOWNSHIP PARK MAJOR PARK 0 0 * •• GOLF COURSE * CAMP * ACCESS SITE ® CONSERVATION AREA • MEDICAL FACILITIES Q Q Pn"rff KALAMAZOO ~ ~ ~· lity 1 a.TmrnE1.U.!JL1\1ES SCNllLII AHOCIATU, PLANNING • • • • '- '- • () (J • * • () (J •* * 1~~!111 .~,,!•A•fag~D~~~.JtrllAMS I AHOC,, IMC ., IMIINt COMMISSION ' ' ' ' ' ' ' ' ' ~ , ' �3. An analysis was made of the effect of estimated changes in economic activity, population, land use and transportation patterns on the nature, type and distribution of construction of community · facilities. 4. A locational pattern of facilities and service areas was determined. 5. The revised Community Facilities Plan was prepared. 6. The steps and procedures required to meet the needs for community facilities was determined. Specific data was developed on land use needs for each of the various types of community facilities. This information was then applied to the existing facilities to determine their adequacy as well as being applied to the population projections to determine the need for new facilities. The following factors entered into these considerations: II I I • •I I I I I 1. The type of government in regard to implementation was considered. 2. The population projections were applied to the planning standards for each type of facility. 3. A comparison of the existing facilities with the planning standards was made. 4. Consideration was given to the time period, either 1975 or 1990, when the facility would be needed. This involved not only new structures, but additions to existing facilities as well. ANALYSIS OF EFFECT OF CHANGES ON CO:M.MUNITY FACILITIES There are various factors which have an effect on the location of community facilities. The major ones being land use, economics and transportation. As changes occur in these, there is a recipricol effect on community facilities. As an example, when an area develops there is a demand for schools, fire and police protection, public · utilities, library facilities, and medical services. In this report, the above factors that will have an effect on various facilities are described within the section of the report concerned with the specific use. DETERMINATION OF LOCATIONAL PATTERNS The following guides were used in the determination of the location of new facilities. - 13 - �LOCATIONAL GUIDELINES Municipal Administrative Facilities (1) Located to provide service convenient to the residents and the municipality. (2) Whenever possible, include the administ:ative ?ffice building with or adjacent to other public service buildings. Police· Pr·otection Facilities (1) To set forth standards of: (a) (b) (c) (d) Personnel requirements, Area to be served, Site characteristics which can be used to evaluate the adequacy of present police facilities, and Project future facility needs (2) Make recommendations concerning police facility needs. (3) Determine the most favorable locations for new facilities. Fire Protection Facilities (1) Establish locational standards for fire protection service. (2) Set forth optimum site area standards. (3) Prevent duplication of services and provides service to all areas. (4) Coordinate new fire facilities with overall planning. Health and Welfare Facilities (1) Coordinates a comprehensive study to determine needs for new facilities. (2) To determine location for new facilities. (3) Set forth standards for new sites. Library Facilities (1) Establish standards for new library facilities in terms of physical characteristics such as site area and service radius. (2) Recommend the approximate locations for new facilities whi<?h are like~y to be need~d within the planning period, _selecting_the locations which are most likely to provide convenient and adequate service. - 14 - �Other Cultural Facilities II II II II II II II II II II • • • (1) To insure that the design of these facilities is co~patible with the area in which they are located. (2) To encourage grouping of such buildings so that joint use may be made of parking and service areas. 'School· ·a·n d Educational Facilities (1) To provide adequate educational faciiities at approoriatE. locations for all communities and areas. (2) To insure that the site is adequate to meet the needs of the facility. Parks and Recreational Areas (1) To provide a system of parks, recreation: areas and facilities to serve all age groups and all areas. (2) To provide sufficient space for active and passive recreation. (3) To encourage the development of recreation areas that are related to the density and total population of the area to be served. Utilities - Water (1) To provide a safe and adequate water supply for all community needs. (2) To encourage developers to install a svstem concurrent with development. (3) To safeguard the area's water supply against pollution. Utilities - Drainage (1) To safeguard the area's soils against erosion. Utilities - Sewage Disposal (1) To provide safe and adequate sewage collection and treatment for urban areas. (2) To provide trunk lines in advance or at the time of development in accordance with the plan. Utilities - Other (1) To encourage the underground installation of utility lines wherever possible . (2) To insure that all new develop~ents have adequate services. - 15 - �PUBLIC FACILITIES PLAN MUNICIPAL ADMINISTRATIVE BUILDINGS GENERAL The city, village, or town hall is the equivalent of the headquarters building of a modern business or industrial corporation. Although modern communications and transportation make it no longer necessary to assemble the functions of government in one central building, centralization is commonly done for reasons of efficiency. Since administrative buildings are planned and developed to satisfy the specific needs of a community, they are unique with each municipality. No adequate standards exist by which to project administrative building needs, but general rules with respect to location and grouping of such facilities should be applied in the planning process. Because the administrative building is essentially an office building, its locational characteristics and requirements are similar to an office building. A location within or adjacent to the downtown area is preferred for the conveience of employees and visitors alike. In the cases of medium and large cities, office structures should be situated adjoining, but not among, retail areas, forming sub-districts on the fringes of the retail areas where the traffic they both generate will not conflict. Off-street parking is as necessary for municipal offices as it is for commercial offices. Grouping municipal and other governmental buildings into civic centers is a matter of preference. The primary advantage of a civic center is its asthetic appeal. It also permits superior communications among the uses. A typical fault in execution is a location isolated from other activities. An intrinsic fault is that municipal uses are not always compatible or efficiently grouped. RECOMMENDATIONS Based on the results of the existing community facilities study, the following recommendations can be made for planning future administrative facilities. Townships Each of the townships except Schoolcraft, Climax and Richland had an administrative building. Cooper, Oshtemo, Comstock and Texas townships have new administrative buildings which will provide adequate service throughout the planning period. The existing administrative facilities of the following townships are located on sites with sufficient area and are in satisfactory condition to be renovated and continue in service throughout the planning period: - 16 - �MAP AL.L.EeAN COUNTY ~ ~ #2 ~ ' II II ♦ HEALTH, WELFARE & CULTURAL FACILITIES KALAMAZOO COLNTY, MICHIGAN ADMINISTRATIVE & PROTECTIVE FACILITIES U,Q1fil PUBLIC FACILITIES LEGEND EXISTING TORE PLAN _ TUtALFAaJTES LIBRARIES FOR 1990 OTHER HEAlTH & WELFARE FACIUTl:S -MEDICAL OTlfi NSTITUTION EXISTING TO REMAl'J • AOMNSTl!ATIVE -FEDERAL ~ •• COUNTY @ MUNICIPAL TOWNSHIP FIRE PROTECTION - MUNICIPAL TOWNSHP ~rOl,t,llY MUNICIPAL ._:::::.~;.:~• •:~:•:~~:~:~-o,. , , ... . . . . . . . 11 . . . . ,.... _ TOWNSltP MILITARY ............ , . . ., ••• • , . .,11H11o, ....... ,,., ., ................ i,, ........ .... ~ ~ ~ <) A • 0 *** - PROPOSED I AOOfTION TOEXISTt-lG ~ ~ le ~ $ Pre"r.4 liiy , SCMllLll AIIOCIATI$, INC,. A Di•IIIH ef CLYOf f . WILLIAMS & ASSOC,. IMC ., fN~ KALAMAZOO METROPOLITAN 17 COUNTY PLANNING COMMISSION �Alamo Brady Charleston Kalamazoo Pavillion Prairie Ronde Ross Wakeshma The townships of Schoolcraft, Climax and Richland have currently no administrative building, and the facilities of Comstock Township are located on a site with inadequate area for expansion. It is recommended that a new administrative building be provided for each. The proposed buildings might be combination facilities for administration, police, and fire protection functions. Cities Each of the cities of Kalamazoo County already has an administrative building. The City of Kalamazoo is now renovating their existing building. The administration building of the City of Portage also contains the police department. Although the facilities are adequate now, an expansion may be needed by 1990. Parchment's administrative building, combined with the city's fire protection facility, is expected to be expanded and, when completed, should be adequate through the planning period. Having an administration building and fire protection facility on a small site, the City of Galesburg is planning a new facility which will include administration fire and police functions. Villages All of the villages have administrative buildings in need of expansion except Richland, which has administrative facilities in the township hall. Climax may be able to add to and renovate its facilities to adequately meet its projected increased needs. It is recommended that the villages of Augusta, Richland, Schoolcraft, a~d Vicks~urg build new administrative facilities on large~½ to l~-acre, s1 tes. POLICE FACILITIES GENERAL Police protection is a fundamental municipal service which is commonly provided by municipalities of all sizes. The service encompasses crime prevention and detection, obviously necessary police functions, and the enforcement of municipal regulatory measures. Perhaps, the most significant example of the latter in terms of the time and effort expended, is the regulation of 1 traffic. Without these services a modern community could not function. - 18 - �The complexion of police operations has changed during the past fifty years. Centralization of operations has been made possible through advances in transportation and communication. Another aspect favoring centralization is the advance in police work technology. The modern main police station contains a communications center, photo lab, and considerable equipment as well as the traditional staff, interrogation, and detention facilities. STANDARDS Personnel Although i t is not the purpose of a plan to determine the number of personnel which should be employed by any municipality, a Knowledge of the relationship between police force and population growth will indicate the extent of facilities which are likely to be needed in the future. A ratio of between 1.75 and 2.0 police officers per 1000 population is a widely used standard. Service Radii Police stations will generally se:i::-ve an area between in radius in urbanized areas. 2½ to 3 miles Location New stations should be centrally located and should be placed on an arterial street, preferably near the intersection of two such routes. Site Size Sites for new police stations should be at least one-half acre in size. A one-acre site is recommended to accommodate the structure, provide sufficient off-street par~ing, and allow for landscaping of the grounds. The structure will normally include a garage for the storage and maintenance of vehicles, although the vehicle maintenance function may well be accommodated elsewhere separate from the station. In any event, at least limited vehicle facilities should be provided at the station. RECOMMENDATIONS II II It is proposed that facilities for administration, detention of those arrested, police training, ~ommunications, and a photo-crime laboratory be consolidated in a n~w building which would be a city-county police facility. Training of police could be standardized, and a central communication network to all city, township, and county cruisers could be installed. The individual cities, villages, and townships would maintain their respective police staffs and a local police $tation with garages for the cruisers as described below. The development of such a facility would require the cooperation of ~ach and every unit of government within Kalamazoo County. · - 19 - �Police services for all townships except Kalamazoo and Ross are currently provided by the Sheriff's Department outside city and village limits. Present trends in population, economy, and land development indicate that this service will continue to be adequate during the planning period for Alamo, Climax, Charleston, ·P rairie Ronde, and Wakeshma Townships. The following police facility needs are projected for the remaining townships: Brady Township It is recommended that a full-time police staff of four by 1975 and five by 1990, with two cruisers, a communication system, and a small police headquarters building be located in Vicksburg. I I Comstock Township A new police facility should be built to serve Galesburg within a few years. Such facility might be combined with fire protection facilities and should be built on a site of one acre minimum area. A staff of four police officers should be employed by 1990. By 1975, one additional cruiser should be in service, and by 1990 a total of three cruisers should be provided and possibly a communication system. I I By 1975, a new police facility should be built in the western part of Comstock Township to serve the urbanization anticipated there. At least ten law enforcement personnel will be needed by 1975 based upon only½ of the suggested standards. Two or three cruisers will be needed to adequately patrol the urbanizing areas of Comstock Township. Cooper Township Based on the service radius standard, at least one police officer, a cruiser, and a small police facility will be needed by 1990 to serve the projected population incrase at that time. Kalamazoo Township The County Sheriff's Department has its headquarters in the County Building in the City of Kalamazoo. The cities of Kalamazoo and Parchment each have their own police facilities. Police service for the areas outside of the cities' boundaries is furnished by the township police. The township has a centrally located facility with access to all areas of the township. Projecting personnel and vehicular needs for the township, by 1975 an additional five enforcement officers and one or two.additional cr~isers will be needed, and by 1990, a total of approximately 30 police personnel and 8 cruisers will be needed. The present police facility with its recent expansion should be adequate to the year 1990. - 20 - I �City of Kalamazoo. The police-court building erected in 1961 by the City of Kalamazoo is in good condition and located so that it can serve almost all of the city without exceeding the recommended service radius standard. An expansion of the existing facility should be adequate to serve the police needs through 1990. If the city should happen to annex the remaining portion of Kalamazoo Township, the projected needs for the township discussed above should be included in the city facilities. City of Parchment. The City of Parchment should have a separate police facility on a½ to 1-acre site to provide more space than is now available in the city hall office. At least one additional cruiser and a communication system should be provided. Oshtemo Township Because of the projected westward expansion of the Kalamazoo urban area, Oshtemo Township will need a police facility with a communication system and garage, 5 or 6 police personnel, and a cruiser by 1975. Pavilion Township At least one police officer, a cruiser, and a small police facility should be provided by 1990 in the central portion of this township to furnish service for the population expansion projected to come from Kalamazoo. Portage Township - City of Portage A new facility is urgently needed in the City of Portage with facilities for administration, detention, training, communications, and interrogation. The new facility should also have a photo laboratory and a garage. To serve the population projected for 1975, the city should have 70 police officers and 14 cruisers. By 1990, the city should have 95 police officers and 20 fully equipped police cruisers. Richland Township I Police facilities similar to those described for Pavilion Township should be located in or near the Village of Richland to serve the village and the area of the township. Also a post should be located within or near the future urbanizing area. Ross Township The existing township police facilities should be adequate through out the planning period. It is recommended that a new ½-acre site and new police facility to serve the Village of Augusta be considered. - 21 - �Schoolcraft Township A small police facility, at least one police officer, and a cruiser should be provided by 1990 in the area north of Barton Lake to serve the township area. The Village of Schoolcraft should have two full-time police officers by 1990, based on the population projected at that date. A new facility should be constructed or obtained by that data also. The new facility might be combined with a fire prevention facility. I _ Texas Township To serve the expected population increase in the township caused by expansion of the Kalamazoo area, a small police facility, an enforcement officer, and a cruiser will be needed by 1990. FIRE PROTECTION FACILITIES GENERAL Few governmental services are as vital to public safety as is the fire department. Not only is adequate fire protection sometimes a matter of life or death for the individual, but a necessity for the protection of his property and the physical plant from which he derives his livelihood. There is a strong tie between fire protection and the tax base of a community. Fire protection is a very important factor to businesses and industries evaluating new locations. Experience has also shown that enterprises frequently move from a community following a major fire. I I • In an urban situation, fire protection is more complex than in purely agricultural areas. The most obvious differences are increased hazards and the potentiality that a fire will spread to adjoining properties. Other problems associated with urban fire protection include an increased probability of simultaneous fires, a greater variety of fire types because of different urban activities, and rapid access to all parts of the cormnunity. These considerations require that urban-type (non-farm) development be served by trained fire fighting specialists supplied with adequate equipment situated at appropriate locations--and that the municipal water system be sufficient to provide an adequate volume and pressure. A planning commission is involved with fire protection in many ways. Most directly, it is responsible for long-range planning of locations and areas of fire protection facilities in the community's comprehensive plan. In this role, i t coordinates the physical development planning efforts of the fire department and other appropriate agencies. In addit~on, because fire protection involves fire prevention as well as fire suppression, the planning commission's I - 22 - �II II responsibilities in zoning (building height, yard requirements, etc.) and subdivision control (access, etc.) and its interests in such regulations as the building and housing codes also have a substantial influence on the overall picture. It is obvious, too, that thoroughfare planning is involved in the location of new fire stations. THE AIA RATING SYSTEM The adequacy of fire protection ip usually gauged by fire insurance ratings. The rating system in use throughout the United States has been established by the American Insurance Association ( forn erly the National Board of Fire Underwriters); it consists of 10 categories into which municipalities are graded on the basis of deficiency points. 1 MUNICIPAL FIRE INSURANCE CLASSIFICATION (*) Class Deficiency Points First Second Third Fourth Fifth Sixth Seventh Eighth Ninth Tenth Under 500 501-1,000 1,001-1,500 1,501-2,000 2,001-2,500 2,501-3,000 3,001-3,500 3,501-4,000 5 ,001-4 ,500 Over 4,500 * Source: Standard Schedule for Grading Cities and Town of the United States ••• National Board of Fire Underwriters, 1956. Deficiency points are determined by examining a municipality's total fire protection service, water supply system, building regulations, and structural conditions. As the table following indicates, the heaviest weights are placed on the fire department itself and on the water supply system. - 23 - �TABLE 2 DEFICIENCY POINT SYSTEM* Factor Evaluated Possible Def. Points Water Supply Fire Department Structural Conditions Fire Alarm System Fire Prevention Building Department Police Department Total 1,700 1,500 700 550 300 200 50 5,000 % of Total Poin•ts 34 30 14 11 6 4 1 100* The effect of a good rating on fire insurance rates is significant. The following table indicates the extent to which rates rise with an increase in municipal classification. The example used is a policy written for one year for a one to four-family home. RELATIVE FIRE INSURANCE COSTS (RESIDENTIAL)** Insurance AIA Class Construction Cost Factor Frame Brick 1.00 1.00 Superior Class Rating Benefits Non-Residential Properties 5 to 6 Frame Brick 1.13 1.13 Superior Class Rating Benefits Non-Residential Properties 7 Frame Brick 1. 42 1.13 8 Frame Brick 1. 57 1. 42 9 Frame Brick 2.55 1.98 No Community Water Supply (Hydrants) 10 Frame Brick 2. 83 2.27 No Community Water Supply (Hydrants) ** jii Comment 1 to 4 * I I I I" I I Op. Cit. Based on a schedule used by a Midwestern insurance firm. - 24 - I. I I I '- �Note that fire insurance costs increase substantially with less desirable municipal ratings, but that the most drastic increase occurs in areas without community water systems. Thus, the owner . of a frame house in a Class 9 area must pay 2½ times the amount paid by a home owner in a Class 1-4 area for the same amount of insurance protection. The cost of adequate fire protection service is often less than the cost of higher fire insurance costs. STANDARDS AIA Standards The American Insurance Association recommends that: A.I.A. FIRE COMPANY TRAVEL DISTANCE STANDARDS Type Development High Value Districts Internal Characteristics All Points (1) High Hazard Areas (2) Low Hazard Areas (3) Residential Districts All Points High Hazard Areas ( 4) Medium Hazard Areas ( 5) Low Hazard Areas ( 6) First-Due Company (Miles) 1 3/4 1 1/2 LadderCompany (Miles) 1 1/4 1 2 2 3 1 1 1/2 4 1 1/4 2 4 (1) Normal or average hazard; (2) fire flow (water) potential demand of 9,000 gallons per minute or more; (3) fire flow potential demand of less than 4,500 gpm; (4) unusual life hazard areas; (5) areas with buildings of 3 stories or more, or closely-built areas where fire flow exceeds 2,000 gpm; (6) areas where average building separation exceeds 100 feet. In regard to location, these standards can be met in most built-up areas by locating stations approximately 2 to 3 miles apart, provided that such stations are properly manned and equipped. Station Sites It is recommended .that sites for new stations be between½ and l acre in size. Where a station is designed to accommodate more than one company, a 1-acre site is recommended. Fire Station Site Location A fire station site should: Be central to its service area if the fire danger is uniform - 25 - �throughout the district, or oriented toward the area of greatest danger if the fire potential is uneven. If the creation of a district on both sides of a river or railroad tracks is unavoidable, the station should be located on the side where the greatest fire danger exists. Be located away from land uses which may obstruct fire equipment passage (e.g. away from generators of large pedestrian or vehicular traffic). Be situated close to a major traffic artery or, preferably, near the intersection of two such arteries. I Be located away from (i.e., not immediately adjacent) places of assembly such as churches, schools, auditoriums, hospitals, sanitariums, etc. Be situated to provide minimum disturbance to adjoining or nearby residential areas. RECOMMENDATIONS One of the standards for site selection for fire protection facilities requires facility locations which are central to the areas of greatest potential danger. Applying this standard, it is apparent that fire protection facilities should be located in or near the residential areas, namely, in or near the cities and villages (see Map 3). In order to avoid overlapping and unserviced areas, the facilities in the villages and cities should also serve the surrounding rural township areas, which means that frequently a facility will serve more than one township. Site selection recommendations are, therefore, considered in terms of the needs of areas served rather than strictly on a governmental unit basis. Charleston, Comstock, Richland and Ross Townships The area comprised of these four townships includes the villages of Augusta and Richland, and the City of Galesburg, and the residential areas around Gull Lake. The facilities now in Galesburg also serve Charleston Township and part of Comstock Township. The three fire engines now in service should continue to be adequate. Since the existing facility is in poor condition, it is recommended that a new site½ to 1 acre in area be acquired near the junction of State Route 96 and business route U.S. 94 and a new facility constructed on it. Being so located near two such major traffic arteries, the surrounding areas as well as Galesburg will be readily accessible. The remainder of Comstock Township west of Galesburg has two facilities near Kalamazoo, with one fire engine at one, and two engines and a chemical truck at the other. Two other sites have been purchased by the township for fire protection facilities and should be developed as such by 1990. Each new facility should be a two-bay fire station and have at least one new truck. All of the sites are well located with respect to - 26 - I �II #3 r, . . ,. ... J J ij: .. !. ... .. wx : ~ ; N ; i ST JOSEPH COUNTY KALAMAZOO COUNTY, MICHIGAN 0 FIRE PROTECTION FACILITIES t\h flRE FACILITIES & Manned Station • Volunteer Station O PROPOSED FACILITY LOCATION Th ,•••••••I•• el LEGEND LEGEND EXISTING FIRE FACILITIES PROPOSED FIRE FACILITIES 2 MILE SERVICE AREA CODE re on gr es s ion a I Township A L - C - 1-I d e n t if i cat i o n L T y pe of Facility •lu ..... i., . . . . . , . , , • • . • • , . . . . .. . . , , . . . . . . 101 el •• • Heulot A<1o!l,H,o,e,o ool •· Pr , por ,d KALAMAZOO METROPOLITAN COUNTY 27 IY SCHElllE A SSOCIATES INC PLANNING A 01--tn1on of CLYDE E WILllAMS ANO ASSOCIATES INC., COMMISSION �population distribution needs, and with the addition of the proposed facilities, the area of the township should be adequately served to 1990. The fire station in the Village of Augusta serves Ross Township and part of Charleston Township as well as Augusta. This fire protection facility is in good condition and should be adequate through 1990. It is recommended that a new fire engine be acquired by 1990 to replace or supplement the existing engine. A second facility in Ross Township is located at the southern tip of Gull Lake near the heart of the lake and township development. The facility contains two engines and is in good condition. Although the current facility should serve the majority of residents in the area, as the Gull Lake area develops, it is recommended that a new facility with a new fire engine be located on "C" Avenue east of 40th Street to serve the residents on the northeastern shore of Gull Lake. The Village of Richland and the residential area of Gull Lake in Richland Township are served by the fire facility now located½ mile south of the Village of Richland. The facility is in good condition and, being equipped with two pumper trucks and one chemical truck, should be continued in use through 1990. With the projected residential expansion from Kalamazoo into the southwestern part of the township, i t is recommended that by 1990 a new facility be developed on State Road 43 to serve the area. Climax Township All of the township and the Village of Climax are served by fire protection facilities located in the Village of Climax. Although the present facilities are capable of serving the whole township, it is recommended that the existing pumper be housed in a new, more central location, and a new engine be purchased for the existing fire station by 1990. I Wakeshma Township Existing facilities located in the center of the township should adequately serve the entire area of the township through 1990r provided that necessary maintenance is performed. Pavilion Township Three existing fire protection facilities serve the area around Longt Lake_dand tfhLe resLt kof thed tthownshiph. The facility serving the eas ern si e o ong a e an e sout western area of the township is in good condition and located to adequately serve these areas. The.eastern part of the township ~s served by a facility in Scotts. It is recommended that a new pumping truck be acquired for the facility at Scotts to supplement the protection now available with the existing chemical tr1;1ck . . The facility in Scotts, however, is adequate and should continue in use. The facility located on the western side of Long Lake at Deep Point is in poor condition and is recommended to be abandoned. A new facility should be built - 28 - . I II �before 1990 on a½ to 1-acre tract at P Avenue and 25th Street. The new facility should have two parking bays, and an additional new engine should be acquired. This new location will better be able to serve the anticipated development along the western side of Long Lake. Brady, Schoolcraft and Prairie Ronde Townships These three townships form an area which can best be served with fire protection facilities by utilizing those facilities located in the villages to serve the surrounding rural township areas as well as the villages. The current system functions in this manner and should be continued. The present facilities in the Village of Schoolcraft serve Prairie Ronde Township as well as part of Schoolcraft Township. Facilities in Vicksburg serve the Village of Vicksburg, the eastern part of Schoolcraft Township and Brady Township. It is recommended that the existing facility in the Village of Schoolcraft be replaced with a new facility by 1990, because of the poor condition of the existing structure. Two of the present fire engines should be retained for the new facility. Since the facilities in Vicksburg help serve the eastern portion of Schoolcraft Township, two fire engines from the Village of Schoolcraft should adequately serve the remainder of the township. One of the three fire engines presently in the Village of Schoolcraft could, there fore, serve more advantageously by being stationed in a new facility centrally located in Prairie Ronde Township. This will lessen the necessary travel time to serve Prairie Ronde and still provide adequate fire protection for Schoolcraft's projected population increase. A fire station with at least one fire engine should be provided for this area in the north central part of Schoolcraft Township or the south central portion of Portage between Austin and Gourdneck Lakes by 1990 because of the projected population increases and economic development of the lake area. Two fire protection facilities are currently located at Vicksburg. They are both in good condition and will adequately serve Vicksburg and the surrounding area through 1990. It is recommended that another fire facility be constructed by 1990 to serve the area in Brady Township away from Vicksburg. The new facility should have at least one fire engine and can be served by volunteers. A recommended location is at 31st Street and X Avenue. Texas Township Because of four factors, namely, the lake areas, the community college, the proximity of Interstate 94 and U.S. 131, and the expansion from the City of Kalamazoo, the projected population by 1990 will warrant the addition of a new fire engine to the existing equipment before 1990. - 29 - �Alamo Township The existing facilities in this township should be adequate through 1990 if they are properly maintained. Oshtemo Township This township is now served by two fire protection facilities. With growth trends extending west from Kalamazoo into the township, one additional fire protection facility on West Street is recommended. Cooper Township Cooper Township now has two fire facilities which are well located and equipped, and should be satisfactory for use through 1990. In addition to these two facilities, a third facility should be developed by 1990 on Douglas Avenue at West F Avenue, or halfway between D Avenue and Barney Road on Douglas Avenue, to serve the projected population increase in the southwest corner of the township. Each of the fire stations should be operated by at least two full-time firemen as well as the volunteer personnel. Kalamazoo Township Kalamazoo Township has fire protection facilities in each of the two cities in the township as well as in the township areas outside the cities. Coordination of the various facilities is important to provide protection for all areas without needless overlapping of services. I The four existing fire facilities in the township outside the city limits are located to adequately serve the unincorporated areas of the township. The faciltties and equipment should be sufficient through 1975 with proper maintenance. By 1990, existing equipment should be replaced with newer improved models. Each station should have two full-time firemen. I The present fire protection facility in the City of Parchment should adequately serve the city through 1990. One of the two existing fire engines should be traded for a new truck by 1990. City of Kalamazoo The City of Kalamazoo has traditionally had a sufficient number of fire stations to serve its needs; however, several exiting sites have little or no room for expansion. In addition to the main station, eight other fire stations and a training station serve the City. Only the training station is located on a site of adequate size. All other fire facility sites are .25 acres or less, and only four of the nine stations are in good condition and of masonry construction. More than twelve major fire engines and other fire equipment serve the city; and a full time staff of approximately 140 firemen plus training personnel are employed. - 30 - I I I I I �Almost all areas of development in the City of Kalamazoo have a fire station located within a reasonable service distance. It is recommended that the four stations which are not in good condition be replaced by a new facility on at least a½ acre site-preferably 1 acre. The stations to be replaced include 3, 5, 6 and 8. Consideration should also be given to additional fire stations located west on Stadium Drive, N.E. on Route 43, N.W. on Ravine Road, W. on Parkview, and S.E. on Miller Road or Cork Street. A program should be developed for the updating and replacement of old equipment and the purchase of new and modern equipment as necessary. I City of Portage The City of Portage now has three fire stations, and all are in good condition. Only the three areas within al½ mile radius of these stations are adequately served (based on suggested N.B.F.U. Fire Company Travel Distance Standards for High Value DistrictLow Hazard Areas and for Residential District-Medium Hazard Areas). There are, therefore, at least four areas in the city which do not have fire protection facilities within al½ mile radius. As the presently undeveloped areas within the city become developed and population by 1990, the City of Portage should plan to increase its fire fighting capability. The industrial and commercial area in the northeast parts of the city should have better protection, and a new facility should be built at Kilgore Road and Meredith Drive to serve this area first. By 1975, the facility should be completed, and although it could be primarily manned by volunteers, three full-time firemen should be employed. Two more facilities should be built by 1990 to serve the projected needs in the western and southwestern areas of the city. One fire station should be built at Cooley Drive and Romence Road to serve the northwest and west central area, and another facility should be built at Oakland Drive and Chopin Avenue to serve the west, southwest, and south central areas. Each facility should have space for at least two fire engines, and should be manned by at least three full-time employees. HEALTH AND WELFARE FACILITIES GENERAL Although it is necessary to provide health and welfare facilities to treat those needing such care, a plan which will prevent people from reaching the point of n~edjng physical or mental therapy or some other rehabilitative action is also urgently needed. A comprehensive study should be made by health and welfare specialists to determine the needs for health and welfare facilities, programs and activities throughout Kalamazoo County. Such a study is beyond I - 31 - �MAP # 4 BARRY COUNTY ALLEGAN COUNTY ~ ~ ~ ~ ~ ~ ~ ~ ... . ~ ~ T ~ ~ SEPH COUNTY KALAMAZOO COUNTY, MICHIGAN LEGEND HEALTH&WELFARE FACILITIES • Medical Facilities • Other Institutions HEALTH & WELFARE FACILITIES ft•••~• Oo ,o•!ao1 •• H ... •!•• ••4 ~ Associated Areas LOCATION CODE rCongressional Township AL - C - 1-1 dent if i cation LType of Facility \JO•• ........... ,,· , , •• ..... .,,.4 ~. , . ..... 101 .,,..,.._,,., ,.,,,1 1,u --••••4u CO M PllED FRO M SCHElllE ASSOCIATES F AClllTlfS SURVEY KALAMAZOO Pr • po,,d ly METROPOL I TAN 1.? CO U NTY SCHELLIE -'SSOCIATES INC PLANNING A 01vu,on of ClYOE E WILLIAMS ANO ASSOCl.t.TES INC ., COMMISSION INDH! I I I I I I I I �the scope of this report, but the results of the inventory (see Map 4) made of existing community facilities for the 1965 Comprehensive Planning Program indicate steps to improve the existing facilities which can be recommended in this report. RECOMMENDATIONS Existing Facilities (See Map 4) The Kalamazoo State Hospital (KA-H-5) may need improvements before 1990. The Kalamazoo County Juvenile Horne (KA-W-1) will need to expand the building program on the existing site (7.5 acres) before 1990. Bronson Methodist Hospital (KA-H-4) is a semi-public facility and should continue to expand on its present site (9.4 acres) to 1990. It is currently planning and constructing new buildings and additional floors to the old. Franklin Community Hospital (SC-H-1) is a semi-public facility located at Vicksburg on a twenty acre site is replacing its original 20 bed facility with a new 50 bed facility. Borgess Hospital (KA-H-1), which also includes the Kalamazoo Psychiatric Clinic and St. Agnes Maternity and Foundling Horne, should be improved and expanded by 1990. The Kalamazoo State Hospital Farm (KA.-H-6), which is located on a 400 acre tract, provides non-intensive care for approximately 125 patients who perform farm work in connection with their rehabilitation. The acreage could accommodate more patients, but the number may decrease due to new and different methods of treatment. Consideration should be given to refurbishing existing facilities. The Southwestern Michigan Tuberculosis Sanitarium located on 7 acres has now been phased out by the State of Michigan because of the decline in the number of patients being treated at the facility. An experimental facility, the Halfway House, provides a transitional period of activity between the Boy's Training School in Lansing, Michigan, and release to society. Consideration should be given to increasing the size of the facility and the number of boys that can be accommodated if the program proves successful. Potential Site A recommended site for a new hospital is on a 40-acre tract adjacent to and west of the Blanche Hull-Milham Park. A pleasant environment and an unobstructed view to the east would be provided by the park. The site would also be near the expected 1990 population center. Accessibility would be convenient from any direction with Interstate 94 nearby. - 33 - �CULTURAL FACILITIES Cultural facilities may be defined as public, semi-public or private institutions which, by their existence in a community can provide cultural enrichment to the citizens who reside there. The major cultural facilities for Kalamazoo County were inventoried and the description of each was given in the Community Facilities Inventory report by Schellie associates in 1965. This Cultural Facilities Section is divided into two parts: Library Facilities and Other Facilities. LIBRARY FACILITIES General Michigan State legislation allows any unit of government or any school district to create libraries, and it requires all counties to create library boards to provide service to all unserved areas. The result has been that Kalamazoo County has no consolidated library system, but existing library facilities are operated under the jurisdiction of boards of education, municipal library boards, and legislative bodies. Without consolidation and a central system, a library facility is more limited in the service it can provide and is of less benefit to its users. This section of the report proposes consolidation of the library facilities in Kalamazoo County into one system with one main facility to provide central controls of a series of branch facilities. The general service areas for each branch were determined based upon the population projection for 1990, the relationship between different areas, the proximity of villages and urbanizing areas, the barriers posed by highways and the Kalamazoo River, and the suitability of existing facilities. Planning Objectives The Community Facilities Plan is intended to: A. Establish standards for new library facilities in terms of physical characteristics such as site area and service radius. B. Recommend the approximate locations for new facilities whi~h are like~y to be needed within the planning period,_selecting_the locations which are most likely to provide convenient and adequate service. Standards The following standards were used to select branch locations and to determine the recol'.lITlended size: 1 1 American Library Association. - 34 - I I I I I I I I I I �I A. Distance between branches - minimum 3 miles. B. Site acreage - minimum 1 acre. C. Population of area served (1990) - 12,500 to 25,000. D. Relatively high intensity of pedestrian traffic--in or near commercial centers. E. Minimum number of volumes - 20,000 F. Adequate parking facilities - 1 to 2 ratio of parking area to building area. G. Continued use of existing facilities not recommended if condition and space are inadequate. H. Accessibility - sufficient streets and thoroughfares to service area. RECOMMENDATIONS It is recommended that a Kalamazoo County Library System be established with the City of Kalamazoo's central library as the main library. Branch libraries will serve the service areas described below. Areas with a population too small to justify maintenance of a branch should be served by a facility which would provide a place to return books and a bookmobile stop. The delineation of service areas is not intended to imply that people living within a certain area must only use the branch located within the area. The chief purpose of delineating the areas is to determine the general geographic areas in need of a library facility based on the specifien. standards. Each service area is identified by number (see Map 5 which should be compared with the numbers identifying the proposed library facilities on the 1990 Community Facilities Plan. Kalamazoo Township Area: The central library of the City of Kalamazoo is a relatively new facility containing approximately 100,000 volumes and serving several branches. Its construction will allow the addition of extra floors as needed, and it should provide space for the Kalamazoo County Library Board. A goal of 250,000 volumes should be set for 1990. This library should be the central coordinating point for all library activity in the County. Four new one-story branch libraries are planned for the City of Kalamazoo and will adequately serve the City and Township of Kalamazoo. They are the following: - 35 - �MAP ~ #5 I ~I I I ... I I 1J J I I ALLEGAN COUNTY I: S! I: :: I: ~ I: t? i ~ i ~ ~. ~ ~ ~ I I . ST JOSEPH COUNTY KALAMAZOO COUNTY, MICHIGAN 0 ... LIBRARY SERVICE AREAS • LEGEND EXISTING LIBRARIES (Retained) PROPOSED - LIBRARIES (Urban Kalamazoo) PROP SED BRANCH LIBRARIES AND OTHER CULTURAL FACILITIES lh , ,our•+'•• LEGEND CULTURAL FACILITIES • Libraries O Other LOCATION CODE on gr es sion a I Township A L- C - 1-Iden t if i cation LType of Facility re el •••• •••• ... , 11 0 ... Jellr •'• • ~ ••••• • • • , , ,,,.1 G,u, 1••••••0•••""''"' •! AulO!ouot,et••• •••hr,101•rS0<1ou101 llo1l~t ad U•I>•• •f th llhl••t A<I •lltH.•1 ••ulol p,_pored &y KALAMAZOO METROPOLITAN COUNTY 36 SCHELLIE ASSOCIATES INC PLANNING A 01~,1,on of CLYDE E WILLIAMS AND ASSOCIATES l,.,,C ., COMMISSION lt"'0'LS . I �I Eastwood on a 19,000 square foot site will contain 30,900 volumes. This facility will eventually replace the older East Branch Library and the existing library in Parchment. Milwood, on a 24,000 square foot site will contain 54,300 volumes. Oakwood, on a 24,000 square foot site will contain 47,400 volumes. Westwood, on a 32,000 square foot sit~ will contain 57,600 volumes. Remainder of County: In addition to those facilities considered for the City and Township of Kalamazoo, eight distinct service areas have been established in order to provide convenient branch service to the rest of the county. Facilities for these areas have been proposed on a service basis of one facility per 10,000 to 25,000 projected 1990 population. Each of the descriptions following relate to the service areas as depicted on Map 5. Service Area (1): The 1990 population for the area is projected to be about 14,000. The recommended site is at the proposed commercial center, because of the heavy pedestrian traffic that will be generated there, and should have an area of approximately 21,000 square feet. Parking spaces for 20 cars should be provided on 6,000 square feet and the building should occupy 11,000 square feet. The library should contain 42,000 volumes. Service Area (2): The approximate population of this area is projected as 20,000 for 1990. The site selected, at or near the intersection of 37th Street north and State Route 89 just south of Gull Lake, is centralized and yet close to several of the urbanizing villages. This site should have a total of approximately 30,000 square feet--9,000 for 30 cars, and 21,000 for the building site, or 17,500 for buildings. The library should contain about 60,000 volumes. Service Area (3): A site on the east side of South 9th Street, between Interstate 94 and the Community College, is recommended to serve this area. Located adjacent to the campus, a facility in this location would not compete with the on-campus library, but would compliment it by being available for use by both area residents and students. The 1990 projected population for the area is 12,000. An area of 18,000 square feet is recommended for the site, with 6,000 square feet allocated to parking space for 25 cars, and 10,500 square feet for the building. The library should contain about 35,000 volumes. - 37 - �Service Area (4): No new facility is recommended to serve the proJected population of 18,000 in this area in 1990. It is recommended instead that the existing facilities in Galesburg and in the western part of Comstock Township be expanded. The library in Galesburg, with 8,500 volumes, should continue its expansion program on a small scale, acquiring additional lan~ adjacent to the existing site. The existing Comstock Township library should become the major branch library facility for Area 4 by acquiring adjacent land to form a site of 27,000 square feet total area. Parking space for 30 cars on 9,000 square feet should be provided, and the building should have 15,000 square feet of area. This library should contain about 54,000 volumes by 1990. Service Area (5): The approximate 1990 population for this area is proJected as 27,000. A commercial center is recommended as the site for a new library to serve this area. The facility should contain 75,000 volumes in a building occupying 22,500 square feet of a total site area of 35,000 square feet. If the parking needs are fulfilled by the commercial center parking area, the space required for the facility will be reduced to that needed for the building only. Service Area (6): The population of this area in 1990 is projected to be 32,500. The selected site for a new branch library, at South Portage Road and East Centre Avenue, is near the center of the area being served and in a commercial area which should generate pedestrian traffic. The facility should contain 100,000 volumes in a building of 26,500 square feet area. Parking space for 50 cars should be provided on 15,000 square feet, and the total area of the site should be 45,000 square feet. ~ I I I I I ~ I Service Area (7): Service Area (7) has a projected 1990 population of 9,000. The site recommended is located at the community of Scotts and is central to the area to be served for convenient accessibility for all residents of the area. This branch facility should be on a site with a total of 14,500 square feet. Parking for 15 cars should occupy 4,500 square feet, and the building should have 8,300 square feet to contain 25,000 to 30,000 volumes. Service Area (8): This facility is recommended to be located in the commercial center of the Village of Vicksburg. The site should have a total of approximately 21,000 square feet to provide 6,000 square feet of parking space for 20 cars and 11,600 square feet for the building. This branch should contain at least 40,000 volumes. Other County Library Facilities: The existing facilities in Schoolcraft, Portage, Augusta and Climax are not intended to be major branch libraries, but it is recommended that they remain in service to supplement the county system by serving as small branches and bookmobile stops to take orders for and dispurse books from the main li~rary in Kalamazoo. Book distributing agencies, such as bookmobile stops, classroom sets, deposit stations, or a combination of these, may also be utilized to complement the county system and can be added to and coordinated with the county system as the need arises. - 38 - 1 I I �OTHER CULTURAL FACILITIES General Most of the cultural facilities now in service are located in or near the Kalamazoo Township area. Descriptions of those facilities are given in the Community Facilities Inventory report, and no purpose would be served by repeating those descriptions in · this report. All existing cultural facilities should be continued in use throughout 1990. The most apparent need for cultural facilities during the planning period is in the areas outside Kalamazoo Township. The following recommendations are made primarily to serve the people living outside Kalamazoo Township. I RECOMMENDATIONS A. In order to accommodate groups for meetings, seminars, discussions, debates, etc., the branch libraries should be utilized, provided that they are architecturally designed to accommodate small meeting groups. B. It is recommended that new schools be designed with a small or intermediary sized auditorium with adjacent facilities for arts and crafts. Emphasis should be given to night use of such facilities for art, crafts, music and theater education, vocational training classes, adult education courses, and use of the auditorium for theater performances, musicals, lectures, and movies. c. Special consideration should be given to closed-circuit T . V. educational courses for all elementary and high school facilities in the area as part of the cultural program as well as the educational program. The selected point for such an operation is the top story of the main library in the City of Kalamazoo after the recommended additional floors have been added. - 39 - �THE COMMUNITY FACILITIES PLAN SCHOOL, PARK AND RECREATION FACILITIES INTRODUCTION In the past, the appropriate agencies in Kalamazoo County have met the demands for new schools and classroom space, parks and recreation areas. Most of the existing schools and parks are located in the Urban Area with limited development occurring in the Rural Area. Recreation facilities such as golf courses, water access sites, camps and conservation areas do exist in the Rural Area, as evidenced by two major parks, Coldbrook in Charleston Township and Prairie View in Schoolcraft Township. The complex nature of todays form of government and the skills re ·· quired by our highly technical commercial--industrial economy make universal education increasingly important. At the same time; the complexity of our society creates mental stress and tension which re auires more opportunity for recreation and relaxation in order for the individual to remain efficient in his everyday functions. New facilities and expansion of existing facilities for education and recreation, therefore, continue to be needed. It is the purpose of this section to set forth the projected needs for additional education and recreation facilities and to set forth a plan for meeting these needs for Kalamazoo County (excluding the cities of Kalamazoo and Portage, for which similar studies were prepared independently, serving as information sources for this study). Wherever used in this section, the word irPlan" refers to Map 6, 1975 and 1990 Generalized School, Park and Recreation, Conservation Facili-· ties Plan :· appearing on the next page. References to n communities and !:neighborhoods are references to the geographical divisions of the Urban Area illustrated on the Plan. It should be noted that the symbols used on the Plan to indicate proposed locations for school and park facilities usually cover a much larger area than the facility would actually occupy. The Plan is not intended to designate th e precise location for a narticular facility but rath e r to illus trate the facility needs of a neighborhood or community. Within the Cities of Kalamazoo and Portage only the Schools and Parks proposed in their respective plans are shown. 11 11 1 ' As in the previous two sections of this report, projections are _made for the years 1975 and 1990. Due to the various methods of population pro~ect~ons and part~cularly_because of the method for popuia~ion proJections by traffic zone in the KATS* area. it becomes mandatorv that school enrollment and park need projecti~ns be made separate!~ ~KATS ·- Kalamazoo Area Transportation Study. - 40 - I I · �for the Urban Area, the villages, and for the Rural Areas. Existing school district boundaries were disregarded in the preparation of the plan as they are so organized, presently, as to make planning for facilities in ~elation to population growth areas most difficult. METHODS USED I (a) The Urban Area. For planning purposes the Urban Area, minus the villages of Augusta, Climax, Richland and Schoolcraft, and consisting of the cities of Kalamazoo, Parchment and Portage and the surrounding areas in which residential development is anticipated by 1990, was divided into 13 areas referred to as communities which would best be served by schools and parks as a unit. Each community was then subdivided into neighborhoods with boundaries of streets or other cultural divisions. The neighborhoods were selected so that a park or school located near the c~nter could be easily reached by children walking from home. Statistical zones from the KATS* area which could be related to the various neighborhoods were used to determine the projected population to be served by schools and parks. School enrollments were then based upon percentages**of the projected population, derived from existing school enrollments. (b) The Rural Area. To determine the school enrollment and park needs for the rural areas, the change in population for each township per decade was averaged for the last three decades. The same method was used to determine school and park needs in the villages of Augusta, Climax, Richland and Schoolcraft. For the townships which are partially urbanized, a combination of the methods applied to the Urban Area and the Rural l\rea was used. For that portion of the township which is urbanized, the "Urban Area" method was used. In that portion of the township which was rural, the "Rural Area" method was used. (c) The acreages for schools and parks were based on the "Suggested Planning Standards for Community Facilities" prepared with the assistance of local school and park officials in cooperation with the Committee on Community Facilities of the Kalamaz-oo Metropolitan County Planning Commission COMMUNITY DESCRIPTION Following is a brief description of the 13 communities within the Urban Area (See Map 6). Each community is basically the service area for a high school •I * KATS Kalamazoo Area Transportation Study ** 15.6% of the projected population for elementary school enrollment. Ten percent of the projected population for junior-senior high school enrollment . - 41 - �MAP llAft"V COUNTY I I I #6 M 0 5 .... ~ LEGE KALAMAZOO CCUfTY. MCHIGAN ti EXISTING TO REMAIN D COLLEGE OR UNIVERSITY JR. A'ND/OR SR. HIGH SCHOOL 1975 & 1990 ELEMENTARY SCHOOL NEIGH60RHOOD PARK GENERALIZED SCHOOL, PARK & RECREATION, CONSERVATION, FACILITIES PLAN COMMUNITY OR T WNSHIP PARK MAJOR PARK GOLF cquRSE CAMP ACCESS CONSERVATION SITE AREA -0 • • *'-• ◊ () () 0 1975 ADDITION 1975 TO EXISTING PROPOSED 1990 PROPOSED I i• PARKS AND OPEN SPACE 1990 URBAN AREA 1990 URBAN AREA 60UNDARY COMMUNITY AREA BOUNDARY & ___ ,._,._,._ .... _...... NEIGHBORHOOD BOUNDARY IN THE CITIES OF KALAMAZOO AND PORTAGE ONLY THE PROPOSED SCHOOLS AND PARKS ARE SHOWN P, • .-,.4 II-, , SCNILLII AISOCIATIS, INC., A Di•hlH •f ClYDI 1 . WIUIAMS & ASSOC,. IMC., IH""'5, KALAMAZOO M E T R_0 P O L I T A N 42 COUNTY PLANNING COMMISSION �Community #1 Is adjacent to the City of Kalamazoo and includes a large portion of the northwestern area of Kalamazoo Township. It is partly bounded on the south by State Route 43 west of the city and on the north by Business P.oute 131. Since t'1is community has one of the highest densities of development in the urbanizing area, it is divided into eight relatively small neighborhoods. Community #2 Is adjacent to, and north of the City of Kalamazoo. It is bounded by Business Route 131 to the southwest and by the Kalamazoo River on the east. Community #3 Includes all of the developing area north and northeast of the cities of Parchment and Kalamazoo between the Kalamazoo River to the west and Gull Road to the east and southeast. Community #4 Is bounded on the north by Gull Road, the west by Nazareth Road, the south by East Main Street and on the east by the Comstock Township line. Community #5 Is. a rather high density community of small size located entirely in Kalamazoo Township east of the City of Kalamazoo and west of :1azareth Road. Community #6 I I Includes the area south of East Main Street, east of Nazareth Road and north of the Kalamazoo River. Community #7 Includes the City of Galesburg and almost all mile of its perimeter which is expected to be urban area. The west edge of Community #7 is boundary of Community #6 forming a continuous of the land part of the adjacent to <levelopment within one developing the eastern pattern. Community #8 Consists of the area east of the City of ICalamazoo between the Kalamazoo River and Business Route 94 west of Morrow Lake. Community #9 Extends southward from I-94 and Business Route 94 to Bishop Road. I I - 43 - �Community #10 Covers the narrow strip of land in the development area east of Portage extending south from Bishop Road to the Vicksburg urbanizing area. It also includes a neighborhood south of Portage and adjacent to Prairie View Park in Schoolcraft Township. Although the whole community is projected to be a contiguous developed area by 1990, the existing development is around Long Lake. Community #11 Includes all of the City of Vicksburg and almost all of the area within a one-mile radius of its perimeter. Community #12 Is composed of all the development area west of Portage and south of Interstate 94. The community extends about 3 miles to the south of Interstate 94 and extends 5 1/2 miles west from Portage around Eagle, Crooked and Pretty Lakes. All of Texas Township is included in the calculations to determine projected school enrollment and park needs for this community. Community #13 Is that portion of the development area west of the City of Kalamazoo between West Main Street and Interstate 94. SCHOOLS AND EDUCATIONAL FACILITIES GENERAL Due to the constantly changing nature of our society, the creation of new jobs and abolition of old jobs, automation in industry and business, and the trend towards growing populations in the urban cities, it is impossible to precisely predict the educational needs of the future. One thing, however, is certain, and that is the fact that more years of education for greater numbers of people will be required in the future. Until those future needs become apparent, the function of planning must be to determine the present needs for educational facilities and the contemporary trends in education, and from these factors project future educational facility needs. In Kalamazoo County, most of the elementary schools include grades kindergarten through six. This trend was continued in planning for future elementary school facilities. Junior-Senior IIigh School needs are planned to accommodate grades 7 through 12 which provides flexibility for different combination of groupings of grades in the middle school or high school systems. - 44 - I I I I I I �POLICIES The plan for schools is expected to provide the facilities required to meet the educational goals established for Kalamazoo County. To assist in meeting those goals it is recommended that: • Elementary schools in urban and urbanizing areas should be located to serve a neighborhood and high schools located to serve a community, as previously defined. • All schools should be centrally located to the areas served. • Elementary schools should be situated along collector streets which serve neighborhood streets. High schools, which are traffic generators, should be located on or near arterial streets. • Multiple uses of sites for combinations of a school and a park should be encouraged. Such combined facilities can adequately serve their purpose while requiring less land for both purposes than would be needed for equal facilities on separate sites. • Whenever possible, school buildings should be made available to function as cor.ununity-recreation-social centers. STANDARDS As previously noted, the standards relating to appropriate school service were developed with the assistance of the Commission Committee on Community Facilities and local school authorities. The results of that study, which included a review of the standards suggested by the National Council on School House Construction, other publications from the field of education and primary research by the consultant, are given in Table 3 . It should be noted that they are meant to be suggestions--rather than absolute requirements . II II II II II THE 1.975 AND 1990 SCHOOL FACILITIES PLAN ELEMENTARY SCHOOLS - URBAN AREA Community #1 There are five existing elementary schools in this community. Although these existing schools may accommodate the need in the high density neighborhoods of the community it is doubtful that they would be of practical use to the three north and west neighborhoods which will be developing. 1975 projections indicate that there will be a 23.4 acre deficit. This would mean that two new schools will be needed . Since - 45 - �TABLE 3 SCHOOL FACILITIES STANDARDS School TYJ2e Minimum Size ( pu;eils) Ideal Size (p~£ils) Maximum Size (pupils) Service* Radius (miles) 230 280 550 750 750 900 700 750 750 1,000 1,250 1,500 900 950 1,000 1,500 2,000 2,500 .5 •5 1.5 1.5 2.0 2.0 5 5 15 15 25 25 1.0 2.0 15 + 1 per 100 Pupils 25 + 1 per 100 Pupils Site Area ( acres) Individual Facilities Elementary (K-6) Elementary (K-8) Junior High ( 7-8) Junior High (7-9) Senior High (10-12) Senior High ( 9-12) + + + + + + 1 1 1 1 1 1 per per per per per per 100 100 100 100 100 100 Pupils Pupils Pupils Pupils Pupils Pupils Combined Facilities J:::. m Elementary-Jr. High Jr. -Sr . . High Combinations of Above Park-School Combinations Elementary & Park (Neighborhood Park) utilizes school playground 10 + 1 per 100 Pupils utilizes school playground and playfield 20 + 1 per 100 Pupils Jr.-Sr. High & Park (Community Park) utilizes school playfield 18 + 1 per 100 Pupils Sr. High & Park (Community Park) utilizes school playfield 35 + 1 per 100 Pupils Elementary-Jr. High & Park (Neighborhood ParkPlayfield) * These service radii are based upon service to compact, built-up residential areas. Larger service areas are necessary in low-density residential neighborhoods or in rural areas. �deficit. This would mean that two new schools will be needed. Since new schools are proposed in Oshtemo Township west of this community and in community #2, only one school is proposed for this community. It is likely that a new school will be needed by 1975. Community #2 This community has only one existing elementary school with a design capacity of 448. Since the 1975 projected enrollment is 663, this leaves a deficit of space for 215 pupils. It is proposed therefore that a new 560 capacity elementary school be built in the community which will adequately serve the needs in 1975. A second school in this community should be planned for 1990. It will accommodate children from the adjacent township area as well as from the community. ~ommunity #3 One of the two elementary schools in this community did not report its design capacity. However : there appears to be adequate acreage (47.0 acres) of land on the existing two sites. If needed, there is adequate space for expansion of the facilities on these sites. Projections indicate that a great amount of expansion may not be needed by 1975 as the total enrollment for the community's elementary schools is expected to be only 958 pupils in 1975. This would be an average of 479 per school. Two new elementary schools are proposed, however, by 1990 to serve the population, projected by that time. 9ommunity #4 One elementary school with a design capacity of 660 pupils is located in this community. The 1975 projected enrollment for this community is only 473. Therefore, the existing school is deemed adequate for the period through 1975. f9mmunity #5 This community contains three elementary schools which have a total de- · sign capacity of 1,204 pupils. Only 1,501 pupils is the projection for 1975. This leaves a small deficit of 297. Nevertheless, it is recommended that an additional elementary school of 560 student capacity to be planned to meet the demands for 1975. Another new elementary school will be needed by 1990. Community #6 There is only one elementary school in this community with 17.0 acres of land. Its design capacity is not reported, however, there is adequate acreage for expansion. The 1975 enrollment projection indicates that there will be a need to accommodate 785 pupils. A new elementary school is highly recommended. This would allow an average of 392 pupils per school for the community in 1975. - 47 - �Community #7 Three elementary school buildings with a total design capacity of 720 pupils share the same 15 acre tract in the City of Galesburg. The 1975 projected enrollment for the Galesburg area is 710. The school facilities should be adequate to 1975 particularly if the 1924 structure which accommodates 300 pupils is refurbished. At a later time, however, this older building should be replaced with a new structure . By 1990 a new elementary school should be planned for the develoDing area west of and north of the City of Galesburg. Community #8 This community contains two elementary schools with a total design capacity of 776 pupils. The 1975 projected needs are for 898 leaving a deficit of 122. The construction of a new elementary school is recommended by 1975 which would, if designed for 560 pupils, accommodate the school needs past 1975. Community #9 The elementary school presently serving this low density community is designed for a capacity of 300 with a projected 1975 enrollment of 550. Two hundred and fifty pupils would be in need of classroom space by 1975. Since the existing school is located on only 5 acres, a new site for a new elementary school is proposed. Community #10 This community contains one elementary school with a total design capacity of 420. The 1975 enrollment projection is 636 pupils which leaves a deficit of 216. It is recommended that one additional elementary school be planned to meet the demands. Community #11 The Vicksburg area, community #11, has two elementary schools. The two schools have a total design capacity of 780, however, the 1975 projections call for facilities to accommodate 1,160 pupils (this includes 1/2 of Brady Township and 1/2 of Schoolcraft Township). There is obvious need for additional classroom space for 380 additional pupils. These pupils can be accommodated by the new elementary school proposed in Brady Township, east of this community. ·Community #12 Community #12 is located entirely in Texas Township which has no elementary schools. Pupils living there must travel long distances to the City of Portage, the City of Kalamazoo or to Mattawan to attend ~chool. Th~ 1975 e~ro~lment proje~tion for Texas Township is 660. Since there is no existing school, it is reco~mended that two new schools be constructed by 1975. A third school should be constructed before 1990. - 48 ~ I I I I I I I I I I 1 l �Community #13 Two schools which exist in this community have not been included in the calculations because they are 'in poor condition being more than 100 years old. The design capacity of two relatively newer schools total 600. 1975 projections show a need to accommodate 768. One new school is recommended plus additional acreage to existing schools. City of Kalamazoo Three new elementary schools are proposed for the western portion of the City by 1990. Many of the existing schools in the city should be renovated as needed. City of Portage A plan currently being prepared by the City of Portage calls for twenty new elementary schools. Only a few of these schools are expected to be a part of the City's 1975 pl a nning program. Most of the proposed schools for Portage must be appl1ed to long range plans to 1990 and beyond. ELEMENTARY SCHOOLS - RURAL AREA Alamo Township The existing school should be continued in use throughout 1990. Cooper Township The one elementary school in the rural portion of Cooper Township has a design capacity for 400 students. Since the 1975 rural projected enrollment of the township is 1,028, additional classroom space for 628 pupils will be needed. Therefore, two new schools with a total site area of 26.0 acres should be scheduled. Richland Township The existing elementary school in the Village of Richland serves the entire township and should continue in service. By 1990, the school should be expanded and the site increased to 24 acres. Ross Township No new schools are proposed in this township, although an addition to one of the existing schools is recommended between 1975 and 1990. - 49 - �Oshtemo Township One new elementary school is proposed by 1990 for Oshtemo Township outside the urbanizing area. The township will also be served by schools in communities #1 and #13. 'Comsto·ck Township The schools in communities #6 and #7 will also serve the non-urban areas of the township. A new school is planned in the township outside the urban area because of the anticipated accelerated residential development north of the industrial belt between the cities of Galesburg and Kalamazoo by 1990. Charleston Township There is a projected elementary school enrollment for rural Charleston Township of 419 for the year 1975. One new school is proposed to meet this need. Texas Township The entire projected school enrollment of Texas Township was included in projecting the enrollment for community #12. For this reason, there is no new elementary school planned for the non-urbanizing area of the township. Pavilion Township The non-urbanizing part of Pavilion Township has a projected elementary school enrollment for 1975 of 258. This would justify construction of one new school on a 12.5-acre site. ~ I 1 I I I Climax Township A new elementary school is proposed for 1975 in the area around the Village of Climax. Also, by 1975, an addition to the existing school in the community of Scotts should be completed. Prairie Ronde Township It is anticipated that the students from this township will attend schools in the Village of Schoolcraft, so no new facilities are planned in this township. Schoolcraft Township One-half of the Schoolcraft Township population is figured in the Urban Area's community #11 (the Vicksburg area). The remaining rural portion of Schoolcraft Township, including the Village of Schoolcraft, has_a 1975 proj~c~ed school enro~lment of 451. With the projected 99 pupils from Prairie Ronde Township added, the school in Schoolcraft - 50 - I I I �will need to accommodate 550 pupils. The existing school has a design capacity of 400, so the school should be expanded by 1975. A new school is proposed in the center of tha township for 1975. Brady Township It is recommended that a new school be constructed by 1975 east of the Village of Vicksburg to accommodate the overflow of pupils from the Indian Lake school. Schools for the Village of Vicksburg are described in the discussion of community #11. Wakeshma Township The existing elementary school in the center of Wakeshma Township has a design capacity large enough to furnish the space needed for the 1975 projected enrollment. No new school is proposed for this Township. JUNIOR-SENIOR HIGH SCHOOLS - URBAN AREA Community #1 and Alamo Township The projected Jr.-Sr. high school enrollment for this coIT1.P1unity in 1975 is 1,437 pupils, and by 1990, an enrollment of 1,710 is projected. Although these figures are slightly lower than the proposed standard of 2,250 pupils for a Jr.-Sr. high school, they are large enough to warrant construction of a new school, since Alamo Township would utilize a school located in this community. It is therefore proposed that a new Jr.-Sr. high school be planned for Community #1 by 1975. Communities #2 and #3 and Cooper Township A new Jr.-Sr. high school is proposed for 1990 to serve the needs of a projected enrollment of 2,926 pupils from Cooper Township and Communities #2 and #3. At least 39 acres should be provided for this facility. Communities #4, #5 and #6 Grouping these three communities for utilization of a new Jr.-Sr. high school will produce a projected enrollment of 865 in 1975 and 993 by 1990. The existing schools should be adequate until 1975, at which time a new facility should be planned in Community t4. I -I •II It is anticipated that students from Richland and rural Comstock Township will also utilize the proposed school, and by 1990, an addition to this school will be needed. At least 28 acres sl10uld be acquired for this Jr.-Sr. high school and community park facility. Communities #8, #9 and #10 A new Jr.-Sr. high school located on the periphery of Community ~~9 would be central to the population served in Communities #8, #9 and #10 and would have a projected enrollment of 1,502 by 1975, including - 51 - �the students from rural Pavilion Township that will probably attend the proposed school. The projected enrollment for 1990 of 1,938 pupils will necessitate an addition then to the proposed school. For this combined school and community park facility, 34 acres will be needed. Communities #12 and #13 By 1975, a new Jr.-Sr. high school will be needed to accommodate the projected enrollment for that year of 964 students. An addition to this facility is proposed by 1990 because of the projected enrollment of 1,467 for that year. The new school is proposed to be located in the vicinity of the line between Texas and Oshtemo Townships. A second Jr.-Sr. high school is proposed in the northern part of Oshtemo Township to be built in 1990. This school is proposed because of the population increase expected to occur in Communities #1 and #13 and in Oshtemo Township after 1975 and before 1990. Community #7 Community #7, Galesburg, has a Jr. and Sr. high school with a total design capacity of 895 although 325 of the pupils are now located in a deteriorating portion of the facility, leaving only usable space for 570. The 1975 enrollment projections for this community is 455, therefore, there should be sufficient space. If, however, the 269 H.S. pupils projected for 1975 in Charleston Township are added to this number, an additional 154 pupils will need to be accommodated. There will probably be another 150 - 200 in rural Comstock Township which would prefer going to Galesburg rather than one of the two new Jr.-Sr. high schools proposed in the western part of Comstock Township. It will be necessary, therefore, to replace the old structure which accommodates 325 pupils with a new building at least that size or larger. Community #11 In community #11, the Vicksburg area, the existing Jr. and Sr. high schools can accommodate 1,380 pupils. The 1975 projected enrollment of 744 includes the village and 1/2 of both Schoolcraft and all of Wakeshma (123) projections are added, the total capacity need would be 964 which is well under the total Vicksburg Jr. and Sr. high school capacity. However, by 1990 needs for additions to both the Jr. and Sr. high schools should be anticipated. City of Kalamazoo - There are no new Jr.-Sr. high schools proposed for the City of Kalamazoo. However, some of the students living within the city may be attending a new Jr.-Sr. high school proposed for one of the communities adjacent to the city. - 52 - ~ �City of Portage - In the City of Portage plans, three new high schools are proposed for the city. One of these is proposed for the south central part of Portage by 1975. The other two are proposed for the eastern central and western central portions of the city by 1990. SERVICE AREAS OF OTHER JR. AND/OR SENIOR HIGH SCHOOLS IN KALAMAZOO COUNTY Richland The Richland Jr. and Sr. high schools may later need to be increased to accommodate the pupils of most of Richland Township as well as the Village of Richland. The high school acreage should be increased to 24 acres. Gull Lake The Gull Lake Jr. and Sr. high schools should adequately serve Ross Township although an addition may be needed in the future - 25 acres is needed for the facility. Galesburg The City of Galesburg's Jr. and Sr. high schools should adequately serve all of Community #7 (Galesburg area) plus all of the rural portions of Comstock and Charleston Townships. The acreage is sufficient, but the 1928 structure should be replaced or thoroughly rennovated. Climax The Climax-Scotts Jr.-Sr. high school at the Village of Climax has adequate acreage to serve the entire Climax Township. Vicksburg The Vicksburg Jr. and Sr. high schools can adequately serve 1/2 of Schoolcraft Township, all of Brady Township and Wakeshema Township as well as the Village of Vicksburg. Approximately 6 acres should be added to the existing site size. Schoolcraft The Schoolcraft Jr.-Sr. high school with minor additions could be adequate to accommodate 1/2 of Schoolcraft Township and all of Prairie Ronde Township as well as the Village of Schoolcraft. At least 3 to 4 acres should be added to the site size and an addition to accommodate 25 to 50 more students should be completed. A larger addition would be more cesirable, however, because the need for another addition in several years will be inevitable if not done earlier. - 53 - �PARK AND RECREATION FACILITIES GENERAL It is the purpose of this portion of the report on the Generalized School, Park and Recreation Conservation Facilities Plan to briefly discuss the methods, objectives and standards used in arriving at the recommendations illustrated on the Plan. Several factors have contributed to the contemporary concern about the shortage of parks and open spaces for recreational purposes. The concentration of population in urban areas requires special designation of areas for recreational purposes before all suitable open areas are occupied by other land uses. Today's population lives in a period of stress, rapid change, and increasing complexity which requires more outlets and escape opportunities than ever before to relieve the individual. Furthermore, today's citizen tends to work shorter hours, receive more income, and have greater mobility than before, and therefore has more interest in recreation with more opportunity to tak~ ~~van~aqe of recreational facilities. This Plan makes specific recommendations concerning the type of parks and recreational facilities required to satisfy the need for such facilities in Kalamazoo County. Recreational facility needs are projected for the years 1975 and 1990, and from these projections pro- posals are made concerning the locations for the needed facilities. Several types cf facilities are proposed: neighborhood parks to serve local needs; ccmmunity parks to serve the needs of the defined communities and m2jor parks to serve county-wide needs and interests. Proposals made in the Plan and this report are intended to serve as guides for future park and recreation area development. (See Map #6) POLICIES The park and recreation area plan represents an organized approach for meeting the current and future recreational needs of the County as set forth in the previously established goals for the planning program. As a means of assuring the achievement of those goals, it is recommended that: • Lands proposed as future park or recreation area shoulQ be acquired now for those purposes. • Lands proposed to be developed for residential use should include the dedication or reservation of suitable sites for recreational use by those occupying such lands. • The ITunicipal and county agencies responsible for pa~kE'. and recreation should contin 1-ie~ tt...'..1.e1.r · e ff orts to secure land for park and recreation development in advance of ac~ual need and develop them as r~quired to keep pace with the growth of the County. - 54 - sites �• The park, recreation and school agencies within the County should plan for the joint acquisition, development and use of areas in furtherance of the previously described park-school concept. • The lands designated as "open space" in the Land Use Plan should be utilized for limited recreation activity which does not interfere with the primary purpose of such land, i.e., drainage, flood waters and the like. • Community and major parks should include lands and water of the highest natural quality (topographic change, vegetative cover and wetlands) available in the areas designated for their location. STANDARDS The establishment of standards with respect to parks and recreation areas for Kalamazoo County was undertaken by the Community Facilities Committee of the Commission and the consultant. The result of that effort is given in Table 4, for the types of parks and recreation areas determined to be most fitting for this County. The basic sources of standards considered in this study were those suggested by the National Recreation and Park A.ssociation; "Standards for Outdoor Recreation Areas," American Society of Planning Officials, Planning Advisory Service, February, 1965, and "Outdoor Recreation Space Standards" Department of the Interior, Bureau of Outdoor Recreation, April, 1967. THE 1975 AND 1990 PARK AND RECREATION AREA PLAN NEIGHBORHOOD PARKS Community #1 Five of the eight neighborhoods in this community do not have adequate park-play area. Therefore, 5 new parks with 25 additional acres of park area are recommended to be added by 1975. Community #2 Three new parks are proposed for 1975 to provide 15 additional acres of park-play area needed. Community #3 None of the five neighborhoods has adequate nark-play area; therefore, 25 acres are proposed for 5 new parks in 1975. - 55 - �lllll TABLE 4 OUTDOOR RECREATION AREA STANDARDS Type of Facility PLAYLOT u, Distance Standards Service Radius Time in in Miles Minutes 1 (block) 2-3 Population Acres Per Thousand 1 site for 40-75 children Site-Size Standard in Acres Minimum 2,000 sq.ft. Ideal 3,750 sq.ft. PLAYGROUNDS 1/4-1/2 5-10 1. 25 3 5-10 NEIGHBORHOOD PARKS 1/4-1/2 5-10 2.50 5 7-10 PLAYFIELDS 1 1/2 25 1. 25 12 20 COMMUNITY OR TOWNSHIP PARKS 2-4 30-60 5.00 25 40-50 7-10 20-30 4.00 100 300+ m MAJOR PARKS OTHER PUBLICLY OvTNED SPACE 60 11. 00 �FIGURE 1 SERVICE PARK & S I T E AREAS RELATIONSHIPS .............. ................... . ........................................................ ................................ ... .. ................ ... . . . . . . .. ... ... • ♦ NEIGHBORHOOD • I♦ • • ♦ • • ••••••• I ♦♦♦♦♦♦♦♦ t ♦ ♦ ♦ ♦ PARK \}llllllllliilli!It I I I I I " NO NEIGHBORHOOD PARK NEFDlD COMM UNITY PARK f lJ LF ILLS NEI GHBORHO OD REC REATION NEF DS COMMUNITY PARK ( IN I I RHATION TO Nf lGHBORHOOD NO COMMUNITY PARK NEEDEDMAJOR PARK FULFILLS COMMUNITY RECREATION NEEDS PARKS ) • I MAJOR PARK ( IN RELATION TO COMM UNITY & NEIGHBORHOOO PARK S) I '- - DIAGRAM • * * - 57 - D rnnm D LEGEND NEIGHBORHOOD PARK COMMUNITY PARK MAJOR PARK NEIGHBORHOOD PARK SERVICE COMMUNITY PARK MAJOR PARK SERVICE SERVICE AREA AREA AREA �Community #4 Three new parks with a total of 15 acres are needed by 1975, and a fourth new park with 5 acres will be needed by 1990. I I I Community #5 A total of 17.5 acres of additional park area is needed in this community. One new park is recommended for 1975 with additions to the area and facilities of the existing parks. Community #6 A new neighborhood park is proposed for 1975 to serve two neighborhoods. Existing parks should serve the remaining neighborhoods adequately. Community #7 Additional park-play area of 7.5 acres should be provided by development of a new park by 1975. Community #8 This community now has adequate park-play area to serve present and future needs to 19 9 0 . · Community #9 Three of the neighborhoods in this community need parks. 15 acres should be developed for 3 new parks by 1975. Therefore ,• Community #10 Fifteen acres are needed for development of 3 new parks by 1975. By 1990, a fourth park of 5 acres may be needed. Community #11 Two new neighborhood parks are proposed for 1975 to provide 10~0 acres of additional park-- play area. Community #12 During the period to 1990, four new neighborhood parks should be developed as the need for parks arises. Community #13 Five of the six neighborhoods in this community n eed parks; therefore, five neighborhood parks totaling 25 acres o f land should be developec. . - 58 - I I I I I I �City of Kalamazoo New neighborhood parks in the City of Kalamazoo Plan include two in the eastern and northeastern sides of the city, and seven are recommended to be developed in the western and southwestern portions of the city. City of Portage Three additional neighborhood parks are proposed in the City of Portage Comprehensive Plan, two to be developed by 1975, and the other one by 1990. COMMUNITY AND TOWNSHIP PARKS A township park is proposed for each township in the County. These parks are all proposed for development by 1975 based on the standards set forth above. Reference should be made to the Plan for illustration of the general locations recommended for township park sites. By 1990, additions to all of the township parks will be needed except in Alamo, Climax, Prairie Ronde, Kalamazoo and Wakeshma Townships. The township parks will serve the nearby communities as well as the townships they are located in. There are, however, several communities for which community parks are recommended to be developed in addition to the proposed township parks. Both types of parks are intended to provide area for outdoor recreation which cannot be accommodated by neighborhood parks. The areas served by these parks will therefore encompass areas already served by neighborhood parks. Community parks are those located in Urban Areas and township parks are located outside the urban area generally or the center of townships. In addition to general location, the following criteria were applied in selecting the sites proposed for the township and community parks: 1. Small community parks be located be located so as to serve as a buffer between residential lands and industrial areas or railroads. 2. They be located where they will be readily accessible to the community or township served. 3. They be located adjacent to water areas and contain wooded lands whenever possible. A site along Ravine Road on either side of the Penn-Central Railroad is proposed to be developed as a community park because of its accessibility to U.S. 131 and because it will allow the park to serve Communities 1 and 2 while providing a buffer area between residential and industrial development in the area. - 59 - �A community park is proposed north of Parchment west of Riverview Drive and east of the Kalamazoo River. An improved road may have to be constructed to provide easy access to the site, but other features of the site make it desirable for development for a community park. It is adjacent to the Kalamazoo River and newly developing neighborhoods and has a considerable amount of wooded acreage. The park would serve primarily communities 2, 3, 4 and 5. MAJOR PARKS - COUNTY PARKS The purpose of major and county parks is to serve all residents of the county, or a major area of the county, and not necessarily be considered as a substitute for needed township parks. On the basis of the standard 4 acres per 1000 population, the total acreage need for county parkland in Kalamazoo County is 935 acres in 1975, based on a projected population of 233,810, and 1,275 acres will be needed in 1990 to serve the projected county population of 318,696. This park land should be developed by expansion of existing parks and creation of new major parks. Six new major parks are proposed by the Plan so that major parks will be distributed throughout the county for easy access hy all county residents. The Plan illustrates location of proposed facilities as follows: Alamo Township A major park is proposed for development in this township adjacent to Rupert Lake. Along with the existing water access site at the lake, a new park would provide recreational facilities for the northwestern portion of the county. Charleston Township There are two existing parks in this township, and additions to both are proposed for 1975. One of these, Coldbrook Park on Blue and Portage Lakes, is already a major park that should be more fully developed; while the other, Crum Park, is not now a major park but is recommended for development as a major park by 1975. A new major park is proposed for development in 1975 in connection with an area to be preserved as open space along the Kalamazoo River. Comstock Township Two major parks are proposed for development in 1975 in this township. One of these, near Campbell Lake, is in the center of a city well ~ield area to be preserved as open · space. The second proposed park is located north of Interstate 94 and surrounds Morrow Lake in a proposed open space area. - 60 - ~ ~ I I I I I I I �Kalamazoo Township Milham Park located in the City of Kalamazoo is si.tuated on Portage Creek and serves the southern portion of the City. It is recommended that the proposed Blanche Hull Park adjacent to Milham Park be developed by 1975 as an addition to Milham Park. A new major park and open space area is proposed for development by 1975 in the southwest corner of the township in the area bounded by U.S. 131 on the west, Asylum Lake on the north, Lake Limekiln on the east and Howard Lake on the south. Schoolcraft Township Prairie View Park, a county park, provides access to two adjoining lakes and is adjacent to a conservation area. This park should be further developed during the period throughout 1990. Texas Township A new major park is proposed for development by 1975 on a site south of I-94 in the northeast corner of the township. Camp grounds, lake and stream access sites, and conservation areas now existing in Kalamazoo County are not proposed to be enlarged or increased in number. Development and maintenance of existing facilities should, however, continue throughout 1990, and, with the anticipated development of new facilities by private and quasi-public groups, should meet the need for such facilities during the planning period. I ' - 61 - �THE COMMUNITY FACILITIES PLAN UTILITIES �THE COMMUNITY FACILITIES PLAN UTILITIES INTRODUCTION It is generally accepted by health authorities that urban living requires an adequate supply of water suitable for domestic, industrial and fire safety purposes and a system for the disposal of sanitary wastes that does not pollute surface or ground waters. For somewhat different, though equally valid reasons, the efficient removal of storm water is a significant feature of acceptable urban living. It is these types of services with which this section of the report is primarily concerned. The other utility services required of presentday communities--gas, electricity, telephone and cable TV-- are supplied in the county by commercial organizations and the provision of these services has generally kept in pace with community development and demand. The installation of water supply, sewerage and waste disposal and drainage systems, usually a governmental function, have not paralleled development, primarily because of the scattered development which has occurred in the County. The latter systens are costly to install and maintain; a minimum number of users per unit of installed lines are needed to justify the required investment. One of the principal determinants in defining the Urban Area in the Land Use Plan for this County was a previous determination by the Public Works Officials of the County and its Cities and Villages of the capacity of their respective systems, or new ones that may be established, to service the estimated 1990 population. Moreover, the policies accompanying the Land Use Plan clearly indicate the need for water and sewer systems as a part of land development programs in the County. GENERAL The adequacy and provision of water, sewerage and drainage systems depend on such a vast array of circumstances that it is difficult to discuss them without using highly technical terminology and involving the discussion in specifics. Therefore, this Plan does not specifically describe where such utility services should be developed. Instead, it delineates the general areas that now have water supply and sanitary sewers and further recommends the areas in which water service and sanitary sewers should be provided to meet the anticipated needs of the areas in which development is projected to occur. The determination of the service areas was undertaken by a technical committee at the request of the Community Facilities Committee of the Kalamazoo Metrouolitan County Planning Commission consisting of the Public Works Di~ectors of the County, the Cities of Kalamazoo, Portage and Galesburg and engineer representatives of the Villages. Their study was related to the nature and extent of the existing utility systems* and the capability of those systems being expanded to accommodate presently unserved urban areas and projected development areas. Maps 7 and 8, Domestic Water Service Areas Plan and Domestic Sewer * See Appendix A for Maps on Existing Water Distribution Systems and Primary Sewerage Systems for Kalamazoo County. - 63 - �Service Areas Plan, respectively, show the results of that study, indicating the territory now being served (1965) the area which would be served by the year 1975 and the additional area that could be served by 1990. An important source of information concerning the supply of water was the data supplied as a result of a County-wide Water Study undertaken by the United States Geologic Survey with the cooperation of the Kalamazoo County Board of Supervisors. It will be noted that the limits of the total 1990 service area approximates the Urban Area boundary shown in the Land Use Plan. The maps also show the crestline of the Kalamazoo and St. Joseph Rivers watershed indicating that the greater part of the Urban Area lies in the Kalamazoo River basin where gravity flow can be implemented for sanitary sewers. It should also be noted that the Service Areas illustrated do not imply that all of the territory contained within them will be serviced by 1975 or 1990, but only that the existing systems (supplemented in some cases by additional systems) have the capability of responding to land development requirements for service within those boundaries on a progressive basis, by the years indicated. In recognition of the need for more definite sewer and water improvement programs, the County Planning Commission is presently initiating a County-wide Sewer and Water Study which should result in more definitive proposals with respect to the expansion of sewer and water service to meet those needs as development occurs. This report does not make specific recommendations concerning size, number, and locations of water and sewer lines, but reference should be made to the responsible utility agencies for a suggested schedule of providing service to the general areas that will be needing those services. There are, however, some general guidelines which are presented here without involving a highly technical study. WATER I I I l l I I GENERAL Historically, man's need for water has been accomplished through the use of open bodies of fresh water, springs, ground water and rainwater. The question of who provides water for whom within a community has been the subject of several discussions from the earliest times through the present day. In spite of advances in technoloqv, this question is still a major one. The current situation arise~ from the individual's ability to provide water for his short ranoe needs without consideration being given to the community's long r~nge needs. The concentrations of people characterizing the urban scene require new methods of solving age-old community problems or reversing those - 64 - I I I I I I �MAP #7 BA"fltY COUNTY ~·· 7\1 ~ ( t - - - - -"' - 0 I: I: I: R ; W ,. f.- ~- t' l"G G j:'_-: I , , ~ /~- WIHS U llH-JJ 6\ I 'I I . .. • 0 z ~ ST . . ose PH ~ ~ COUNTY KALAMAZOO COUNTY, MICHIGAN DOMESTIC WATER SERVICE AREAS PLAN ,~ ~ SYSTEMS AREA . . 1965 EXISTING ~ 1975 PROPOSED SERVICE AREAS ~ 1990 PROPOSED SERVICE AREAS ............., . .... , ::;::::::~•. ,::A:,:.:::•~::.l::4::::::~l•o 701 ,,oar•tl lty , SCHEllll ASSOCIATES, INC., A Dlvi t l Oft of CLYOf l . WILLIAMS & AS$0C ,, IWC ., INOPLS. KALAMAZOO METROPOLITAN COUNTY 0 PLANNING COMMISSION �solutions reached previously. Whereas the farmer or exurbanite may still draw his water supply from his own source, the suburbanite and his urban counterpart must turn to one regulated water source that defies natural provision in its year-round reliability, and eliminates the hazards of pollution brought about by our highly productive and technical society. Urban man must recognize that not only have the number of users increased and congregated, but also that numerous new uses of water in the home, industry and elsewhere have also increased the overall demand. As population, urbanization and new uses are expected to increase over the years, the need for water will expand. POLICIES To assure the achievement of the Comprehensive Plan goals it is recommended that: • Natural water resources should be safeguarded from overuse and pollution. • Urbanized areas should be served by a water supply and distribution system or systems (either private or publicly owned) rather than from individual sources. • Expansion plans for existing and new water systems should be constantly underway so that adequate service exists to meet projected growth of population and activity. • United States Public Health standards should be maintained . STANDARDS Water system standards are largely individual , dealing with the quality and quantity of the natural sources, exact population and types of uses. Individual studies of each specific area must be made to determine those technical standards necessary in achieving the planning goals. DRAINAGE GENERAL The absorption of natural waters into the soil is severely hampered by urban construction. The sheer number of urban structures would be sufficient evidence of a change in those areas where water previously seeped into the ground. The supporting facilities of urhan development (streets, sidewalks, parking lots and the like) further change and cover the natural terrain. Rain does not fall anv more lightly on cities than on farms, and the resultant run-off creates problems . The remaining open land areas are subject to flood and erosion as the flow of water rushes over them . The management of surface run-off should include not only the collection and carrying - 66 - I I I I I I I I I I I I I I I I I I I �of drainage waters to an adequate outlet, but should give consideration to its retention at appropriate locations to minimize downstream flood conditions and to serve as recharge basins for the replenishment of groundwater supply. POLICIES To meet the Plan's goals for drainage, it is recommended that: • Storm sewers should be provided in urban or extensively developed areas. • Storm sewers should be of sufficient size to handle both upper and lower basin runoff in a logical service area (a natural drainage basin). • Natural drainage courses should be preserved where possible through adequate channel rights of way. • The use of retention basins properly designed for storm water storage should be encouraged. • The use of storm drainage as an aid to or replacement of active irrigation ditches s~ould be prohibited. • Storm drainage systems should be maintained separate from sanitary sewer systems. STANDARDS Specific standards must be developed for each individual drainage basin based upon extent of development and design storms for the area. SEWAGE DISPOSAL GENERJ\L The disposal of sanitary wastes by individual private systems, as would be the case in the Rural Area, may be suitable for residential areas with low density populations. However , as population densities increase and areas become metropolitan in nature, the possibility of groundwater contamination increases, and private septic systems will no longer be acceptable for use. A municipal sewage collection and treatment system must then be resorted to for safe sewage disposal. POLICIES The achievement of the Plan's goals require that safe and adequate sewage collection and treatment for the Urban Area be provided. - 67 - �MAP # 8 BA""V C O U NTY ~ i ~ X ~ a I I I I I I ./ L I I I . ,J I ,·. I ,, / / ( J I I I l"-'-~'-!---+----t----,-;--+------1 , / . r 1---·- : ,CV I t z 1--;- KALAMAZOO COUNTY, MICHIGAN DOMESTIC SEWER SERVICE AREAS PLAN ~ SYSTEMS AREA . . 1965 EXISTING ~ 1975 PROPOSED SERVICE ~ 1990 PROPOSED SERVICE AREAS AREAS • •• l•••••••••T ••·•· •·•••111 • Po4o,el G•••• •n lol e•<• , - t•••• Hlh ,.o •<i ~, 5oc>/ee 101 •• ,-. .... .,., ,.,,.,1,u . •, ...... , .. , Pr•P•'•d lt1 , SCHH LII ASSOCIATH, INC ., A Dlvl t iH KALAMAZOO METROPOLITAN 68 COUNTY PLANNING of CLYDf E. WILLIAMS I ASSOC ., INC ., INDf'LS• COMMISSION �STANDARDS Specific standards for sewage collection and treatment will vary with the locale. General standards set forth by the Urban Land Institute in their "News and Trends ... in City Development" (May, 1961) are: Collection System: Sewage Treatment System: Proper design of interceptors, laterals, and trunks to insure complete coverage of logical service area. Complete treatment required, preferable through consolidated area-wide system. ELECTRICITY, GAS AND TELEPHONE SERVICE These three public facilities are taken for granted by the public and are ignored almost entirely in a report such as this. It no lonoer is necessary to set adequaty of coverage as the objective, as the service areas of all three are so extensive. The companies supplying these services will provide facilities when and where needed. As a matter of policy, however, it is recommended that: • Utility companies be encourag~d to install utility lines underground wherever possible. This procedure, in addition to being an important aesthetic consideration, is also of practical importance as the ill-effects of inclement weather are reduced. STEPS AND PROCEDURES TO MEET COMMUNITY FACILITIES NEEDS INTRODUCTION The general responsibilities for the development of needed community facilities varies according to the political structure of an area. In Michigan the major entities which are responsible for the various community facilities are the County, Townships, Cities, Villages and School Districts. In the preceding sections of the report the needs for various types of facilities were discussed. It is now the responsibility of the various levels of governments to fulfill these needs by various methods of implementation. There are various methods of financing different types of facilities. It is not intended however that this report specify any particular means. The following outlines general procedures and different means of financing needed facilities. CAPITAL IMPROVEMENTS PROGRAM Prior to the outlay of any public funds or issuance of bonds, a Capital Improvements Program should be established by the responsible agency. - 69 - �The Program should have the following characteristics: 1. The program must be long range in nature. 2. The program should be comprehensive in its approach. 3. The program should be highly coordinated in its proposals. The concerned agency should during development of a Capital Improvements Program determine possible methods of financing the various facilities selected for inclusion in the program. Among the means of financing public improvements the following are the most widely used: 1. Current revenue··--under this the improvements are paid for by allocation from the annual budget. 2. Reserve funds---included in this are Cumulative Capital Improvement Funds and Cumulative Building Funds. Under this a portion of the annual revenue is set aside for use at a later date. 3. Special Assessments--these are applied against the property owners receiving benefits from -.:he improvement. 4. General Obligation Bonds--these are bonds which are issued by the local government and are paid for from ·taxes. 5. Lease Purchase--under this method bonds are sold and the improvements made by a non-profit building corporation. The corporation in turn leases the building to the using agency which pays a rental fee sufficient to 8over the cost of retiring the bonds. At the end of the lease period the leasing agency takes title to the building. 6. Revenue Bonds--these are bonds which are pain for from revenues derived from the project. 7. Other Governmental Financing--included in this would be special State Grants-in-aid as well as v~rious Federal Aid Programs. I I I I OTHER PROGRAMS For additional procedures for implementating the County Facilities Plan, refer to the "Implementation of the Comprehensive Plan, Kalamazoo County, Michigan,'' 1970, Kalamazoo Metropolitan County Planning Commission, Kalamazoo, Michigan. - 70 - I �ACTION PROGRAM After the determination has been made as to the priorities for the various facilities and the means of financing them, the next step is carrying out the plan. The affected agencies should follow the preceding steps, by establishing a program of priorities, setting up a Capital Improvements Program, determining the best means of financing the desired improvements and taking the necessary steps to implement the studies. - 71 - �APPENDIX �MAP #A-1 Al f.0AN .-OUNT V ;. ; ~ ~ r T • t r ( t ~ 0 < !lS!A.ll)' ;-\ /. r: :· ,,,,.rr~1 / " ),.0 ' i ; ,, i JOSf.'PH CO N'rV KALAMAZOO COUNTY. MICHIGAN WATER DISTRIBUTION SYSTEMS LE _ G END MAINS-•••••• • ■ • Existing Current Extension WELL - PUMPING STATION BOOSTER STATION RESERVOIR !"'!iw.-:.. KALAMAZOO METROPOLITAN COUNTY A-1 PLANNING COMMISSION �MAP #A-2 BARR Y COUNTY A.L_f.J3 A N COUN" Y ;c r i ;c X l ;; ~ J_· ( rt I V I I , ... • 'l KALAMAZOO COUNTY, MICHIGAN PRIMARY SEWERAGE SYSTEMS LEGEND , .... .. 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I· ~RE'°' * (. • 0 , . ;D _: e :_:__{ t:.:-J L \- • - _'.:_i I GH H HJ - ~ i t + ~ ~ , 1r ~ ~ \'f'-<-<> - r ~ 1 : , ,,. ): 7· , 1111\IHl~n@H ./~ r JK G I 0 J K JK K KL KL L L > '- LM ,, iA M • MN Q :J ~ < .I . r ......J.-, ., r.,. / t~ '-. 0 OP ,·'- ] p ,../- "\ I ND z I '---~ _J_ ___ ,. ·-, - _, 1 i > /---- \ i ,ju)1'•· '-, ' J ~ L,-f N ~\ k.."5.,;-''•.__- -:/"ir- ,, '91-'>' ......... . 7 7, 1 I I 0 •' ' I ./ OP > I ~- i /I ,.q r ...,.,,...,_. .J - /'--, ., \ 'I, / .. ,,...• ,.,. , .. ( ~ ,..r ~ I I 1------J...---, ' ) "'-sii...,. ~ .. 1✓ 1 ' \, /' J - -, ,.I • ,_.. . -/' / /- r \l r vw ~ \· '-,.· w wrn '• \., . ----·y--- e'1 . l~~ © j\j Ir 1.y-- [\+ ~ 5 X ✓---- __.. . .t, - • ~ C, ~ ,,. _;/ t ,,~ '& ~ ~ \ , __.. t ---+ f- l/) 0 0 z It: "' (') :c .. .... :c .... "' ....:c ., :c ft- :c .,f- I .... O> I f- ~ -~ \ 0 \ i y -r ~ - \ L.____,\ I I I p"1 t :c f- ....:c I f- I f- f- ;:: ~ ~ ~ "' :c c9 I .... ., I ft- I I .... ., f- ~ \. :c .... 0 "' f- .. l/) 0 ~ \ \ z It: .... f- .... N N M N • N ~ ~ I I N N ST JOSEP H COUNTY ,__, r ~✓ "'.', I .... ,._ "' I I I f- f- .... .... l/) z ~ O> 0 .; ~ "' "' (') (') f- l I ~ :ll f- ... (') r :c .... ,._ f- w >. . . ?J~ /4. l 11 t:,;E) [ I I 'l-itl (') i ~:1/j_;;..~:f ?~~ri;,"; ~--W--- f- t,:,,•~ •:'1:i,J~ c -, • --. ;7'~-~-t~ "!'!,.,.,,:--,.,..,.;1-:".-i&:"! i I V I ~f.'4~"' ,) I u f T ( wx X ) --, I \ I r ~~~-;>f:!irA~ ;1;~~~--vi~ ,- • XY y ,. I TU l --- , ....I 0 It: r' vw -·r :r ·-J. 0 ,lf' r ,,::"=f-.f * 1---- t,, i ~ 0 I + T ,,t.........,--<· M Q.\ --, , ~-~ ~ tL_l I r- -+ ~ \ ,- . . ( . t--.. -...... · 7 - 1f - . , ~ •• "' ) -<7 1rr1 tL. UV I I _( wx ' . ST .,., ., i' / ! .,,1 V '1:> (;l • ( ... , ,/ t-:"'-~~_j I ,· • )\ UV J II '1 ' L -- 1 : I .J,- / I I f-. J. I lli=c ~~1y·r~~ - I~J~1it;fi:Jifnrf;¾,.~ I . -- ~~,J-+·~ I • · ..- ) ~s I I r-1 ' _J ____ ~<'___?_;l 4'fl' ~....,-..211,-: , · · -·:t; ·1?~~\l:JL_, TU "1 , f• -<.., :T ~-; ~ --,-' I _/ I _ '"-;':,' ~ I ) ~ • / I RS f Q Q~ '\ ' / ,.i.r':: .:, PQ r ~ ~ R l ~ Z{ ~ ~ WAI ~@~ s , .... Q 0 p i --'--i ;· ' , ,,., I I )- e' QR NO l~ '-. PQ z M MNO / YZ 8 z I zIU u ~ :J LM ,.,. -b- I :J 0 U N ~ :c :c ~ ~ .. c:, . HJ m :c .. C ~~ It :J .."' ;;,.J H > tz 0 It: z -1- :;- - --,----- 1 _· 1""""---+--- A 0 II) d> , I \ GH 0 f- f- "' - .I. , :c .... T• FG G f- ~ "' -:-1 J I f- f- :c :c \.: ;-• ,,:::, CD :c l BC C :c r I "' r -__.. ...- :c I f- :c .... .... l/) gi (') O> ...0 :;: I 0 f- z 0 It: I .."' .. .~ (') r· I I f- .,... "'... f- vz t 1 I 2 J: .... f- .. .,.. ,._ LEGEND EXISTING KALAMAZOO COUNTY, MICHIGAN COMMUNITY FACILITIES 1990 PLAN FEDER A L BUllDING ~ COU N T Y BUI LDING ~ 9 MUNICI PAL BUIL DING ~ ~ ELEMENTARY SCHOOL ~ NEIGHBORHOOD PARK !::i. !::i. COMMUNITY OR TOWNSHIP PARK A A 0 0 * * * TOW N SHIP BUI LDING ~ MUNICIPAL FIRE ST A TION TOWNSHI P FI RE STA TIO N COU NTY POLICE MU NICIPAL POLICE TO WNSHIP POLIC E M ILI TARY POLICE Tiu pr•parolio11 of tlloi1 plo" wo1 finoncioll7 aided lhrov9h o fe411ero l Gro"t fro• the Deport••"' of Hov1 i1119 o,ul Utbo,i OeYelop111 e 11t, "1114ef the Urbo11 r'lo11111iflg Ani••••<• r'ro9ro1t1 , ovthoriu4 by Se<ti o111 701 of ,a.. Ho••i•■ Acl of 1954, •• ••••tletl . KALAMAZOO ,.., LIBRARY • -'-· - - - O THER CUL TUR AL FACILITIES OPEN SPAC E AND PARK METROPOLITAN EXISTING PROPOSED COUNTY Prepared * @ • ~ t~~¥?4J ay , SCHELLIE COLLEGE OR UNIVERSITY ~ JR. AND/OR SR. HIGH SCHOOL PROPOSED ... • -b -b- 0 0 • • • • ~ ~ CAMP 0 0 ACCESS SITE 0 0 @ CONSERVATION AREA 0 • 0 MEDICAL FACILITIES * * * * ~ r;:r-:-, ~ ASSOCIATES INC . PL ANNING MAJOR PARK GOLF COURSE OTHER HEAL TH & WELFARE FACILITIES URBAN AREA BOUNDARY A Divi,ion of CLYDE E. WILLIAMS AND • ASSOCIATES INC ., COMMISSION • INDPLS , � 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 Kalamazoo-County_Community-Facilities-Plan_1970 Creator An entity primarily responsible for making the resource Schellie Associates, Inc., a division of Clyde E. Williams & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1970-05 Title A name given to the resource Community Facilities Plan, Kalamazoo County, Michigan Description An account of the resource The Community Facilities Plan, Kalamazoo County, Michigan was prepared in May 1970 by Schellie Associates, Inc., a division of Clyde E. Williams & Associates, Inc. with the assistance of the Kalamazoo Metropolitan County Planning Commission. Contributor An entity responsible for making contributions to the resource Kalamazoo Metropolitan County Planning Commission (consultant) Subject The topic of the resource Public utilities Master plan reports 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/06b5d6fb9a825d8629ab04dcca440d6c.pdf 0c01ffcdcfcd98911245dd2e7172d507 PDF Text Text AMENDMENTS TO THE MODEL ZONING ORDINANCE AGRICULTURAL DISTRICTS EXCLUSIVE RESTRICTED INTENSIVE BUSINESS RURAL RESIDENTIAL Prepared for use by the Cities, Villages, and Townships of Kalamazoo County, Michigan KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION NOVEMBER, 1986 �• • • • • • • • ' TABLE OF CONTENTS Introduction. . . . . i Exclusive Agriculture . . 1 Restricted Agriculture. • • 4 • 9 Intensive Agriculture . Agri-Business . Rural Residential . . . • . . • . . . . 12 . . . 16 Summary of Uses . .20 Section 14 - Standards Required of Special Exception Uses . . .22 �INTRODUCTION Agriculture in America has changed dramatically since the Kalamazoo Metropolitan County• Planning Commission adopted its Model Zoning Ordinance in 1962. The size and structure of the agricultural enter- prise is moving from the small, family-owned farm to the large, corporately-owned farm. At the same time, technology has changed so as to render meaningless the phrase "standard farming practice". The five agricultural zoning districts contained in this amendment to the Model Zoning Ordinance are a response to these changes. They seek to protect farmer and non-farm rural residents alike by providing each with standards for coexistence. These districts, when properly applied to the zoning map, will protect the prime agricultural lands from suburban types of development while encouraging single-family dwellings in rural areas not suited to agriculture. The procedural and administrative framework incorporated into the amendments is intended primarily for adaptation to the Model Zoning Ordinance, however, it can easily be modified by local units of government no matter how their ordinance is set up. While the Kalamazoo Metropolitan County Planning Commission hopes the units of government in Kalamazoo County will find this amendment useful, it cautions that these districts may need to be adapted to fit differ- ' ' ' ing local situations. �I I I I ' ''-~ 101 •A-1• AGRICULTURE DISTRICT; EXCLUSIVE 102 DESCRIPTION OF DISTRICT The purpose of the "A-1" District is twofold; first, to maintain, • preserve and enhance prime agricultural lands which have historically exhibited high crop yields. Such lands are generally covered by Class I, II and III soils as rated by the U.S. Department of Agriculture, Soil Conservation Service. Secondly, the intent of the district is to allow maximum freedom of operations for agricultural pursuits and to protect such uses from encroachment of nonagricultural uses. The highest and best use of these lands is for agricultural purposes and as such, all non-agricultural uses are prohibited. 103 PERMITTED USES 1) Any non-intensive farm or agricultural activities including stock nurseries, animal and livestock raising. 2) The sale of farm or dairy produce which has been raised on the farm from which it is to be sold. 3) Existing single family dwellings. 4) Two (2) single family farm dwellings or one (1) two-family farm dwelling for resident owners, those children of resident owners, or farm laborers substantially engaged in conduct of an agricultural use. 5) Signs, when in accordance with the provisions of Section 9.2. 6) Accessory uses or buildings, when in accordance with the provisions of Section 9.4. 7) Home occupations. ~ ~ '• • '~ 104 STANDARDS FOR APPLICATION OF THE •A-1• AGRICULTURE DISTRICT In accordance with the description and purpose of this District to maintain agricultural activities, the following criterion shall be considered as a minimum by the local community for initial placement or rezoning of land to the "A-1" Agriculture District. 1) The land shall be considered prime farmland as designated by the community on the official prime farmland maps for the community and are made a part of this ordinance. -1- �I 2) 105 The proposed area shall be designated as agricultural on the community's land use plan. SPECIAL EXCEPTION USES 1) Intensive farming and agricultural operations as outlined in the "A-3" Intensive Agricultural District. I I I -I I I I I '-I -2- I I I �I I I I • ' 106 LOT, YARD AND AREA REQUIREMENTS · Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. SECTION 13 - LOT, YARD AND AREA REQUIREMENTS Principal Structure Minimum Lot Frontage (Feet) Single Family 150 Two Family 200 Minimum Lot Area Per Dwelling Unit (Sq. Ft.) Single Family 43,560 Two Family 30,000 Maximum Building or Structure Height (Feet) 30 Maximum Building Coverage of Lot 10 Minimum Floor Area Per Dwelling Unit (Sq. Ft.) Single Family 1,000 Two Family 800 Minimum Front Yard Setback (Feet) 50 Minimum Side Yard Setback (Feet) 20 Minimum Rear Yard Setback (Feet) 50 Accessory Buildings Minimum Building Setback (See Section 9.4e) Minimum Side Yard Setback (Feet) 5 Minimum Rear Yard Setback (Feet) 5 Maximum Building Height (Feet) Maximum Building Coverage (% of Rear Yard) I 15 4/ 5 4/The maximum height requirement shall not apply to silos or other similar structures which are not occupied by persons but are necessary for certain agricultural production, storage, etc. -3- �201 •A-2• Agriculture District; Restricted 202 DESCRIPTION OF DISTRICT • of the "A-2" District is to preserve, maintain The purpose and enhance agricultural lands historically utilized for agricultural purposes but which are not included within the "A-1" Agriculture District. Lands in the "A-2" District are typically characterized by good agricultural soils and are best suited for smaller farm units, including truck farming, livestock production, orchards, and other similar agricultural-related farming activities. To these ends, the intent of the District is to retain these areas in agricultural use and therefore limit the encroachment and scatterization of non-farm development as much as possible. 203 PERMITTED USES 1) Any non-intensive farm or agricultural activities including stock nurseries, animal and livestock raising. 2) The sale of farm or dairy produce which has been raised on the farm from which it is to be sold. 3) Two (2) single family farm dwellings or one (1) two-family farm dwelling for resident owners, those children of resident owners, or farm laborers substantially engaged in conduct of an agricultural use. 4) Single family non-farm dwellings subject to the density limitations and provisions of Section 205. 5) Home occupations. 6) Publicly owned and operated buildings and uses including community buildings and public parks, playgrounds and other recreational areas. 7) Signs, when in accordance with the provisions of Section 9.2. 8) Accessory uses or buildings, when in accordance with provisions of Section 9.4. �~ 204 SPECIAL EXCEPTION USES - Subject to the Conditions and Limitations found in Section 14. 1) Public utility buildings and structures necessary for the service of the community except that: (a) There is no zoning restriction for utilities to be located in public streets or public rights-of-way. (b) Public utility activities of an industrial character such as repair and maintenance yards, storage facilities, or activities which generate electronic interference are prohibited. 2) Veterinarian clinics and facilities for the care and/or boarding of animals including kennels. 3) Single family non-farm dwellings subject to the provisions of Section 205, paragraphs 2 and/or 4. 4) Intensive farming and agricultural operations as outlined in the "A-3" Intensive Agricultural District. 5) Commercial greenhouses. = ~ • • • • • • • • ~ ~ ~ ~ • • �• • • • • • • • • • • '• • • •~ 205 DENSITY REGULATIONS FOR NON-FARM DWELLINGS 1) Permitted Lots: Not more than one (1) non-farm dwelling per quarter of a quarter section area shall be permitted except that additional dwellings may be allo~ed subject to the provisions stated in this section. The density regulations shall apply only to those quarters of a quarter section area. Each nonfarm residential lot shall contain a minimum of one (1) acre • 2) Bonus Lots: Parcels or tracts of land which have not been farmed (tilled) within the past five (5) years prior to the date of the application for a building permit may be permitted one (1) additional bonus dwelling unit upon the granting of a Special Exception Use Permit. The conditions under which the bonus building sites shall be approved are as follows: 3) (a) Presentation of a plan illustrating the location of the dwelling site, location of the septic tank and drainfield, location of the well and access from a public road. Reasonable revisions to the site plan may be required as a condition of approval. (b) When the site is wooded or has other natural or historical features which, in the opinion of the Planning Commission, should be preserved or protected, restrictions on the alteration of the natural features may be required as a condition of approval • (c) When the proposed building site is characterized by steep topography (slopes in excess of twelve percent) or the predominant soils are of a type considered to be limited for septic tanks, a special engineering report may be required of the applicant as a condition of approval. (d) Such other reasonable conditions as may be necessary to maintain the intent and integrity of the "A-2" Agriculture District • LOTS OF RECORD: It is the intent of this section that the total non-farm dwellings per quarter of a quarter section area shall not exceed four (4), except that lots of record on the date of adoption of this Ordinance shall be considered buildable provided all other applicable ordinances are met • -6- �4) Transfer of Development Rights to a Contiguous Quarter-Quarter Section: Contiguous quarterquarter sections under single ownership may transfer development rights for the "permitted lots" with a Special Exception Use Permit into one quarter-quarter section subject to the following conditions: (a) (b) 206 I I I The number of lots on any one-quarter quarter section shall be limited to four according to paragraph (3). (4) Transfer of lots shall meet the conditions of paragraph 2 (a-d). LOT, YARD AND AREA REQUIREMENTS Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Sections 13 and 14. -7- I I �I I I I • • ~ " " II II II • ' ' ' '• SECTION 13 - LOT, YARD AND AREA REQUIREMENTS Principal Structure Minimum Lot Frontage (Feet} Single Family 200 Two Family 200 Minimum/Maximum Lot Area Per Dwelling Unit (Sq. Ft.} Single Family 43,560/87,120 Two Family 30,000/87,120 Maximum Building or Structure Height (Feet} 30 Maximum Building Coverage of Lot 10 Minimum Floor Area Per Dwelling Unit (Sq. Ft.} Single Family 1,000 Two Family 800 Minimum Front Yard Setback (Feet} 50 Minimum Side Yard Setback (Feet} 20 Minimum Rear Yard Setback (Feet} 50 Accessory Buildings Minimum Building Setback (See Section 9.4e} Minimum Side Yard Setback (Feet} 5 Minimum Rear Yard Setback (Feet} 5 Maximum Building Height (Feet} Maximum Building Coverage (% of Rear Yard} 15 4/ 5 4/ The maximum height requirement shall not apply to silos or other similar structures which are not occupied by persons but are necessary for certain agricultural production, storage, etc • -8- ��OPTION A: Treatment of Intensive Agricultural uses via a "floating" zone approach as an option by the owner/operator of the site. 301 ' •A-3• AGRICULTURE DISTRICT; INTENSIVE 302 DESCRIPTION OF DISTRICT It is the intent of the "A-3" Agricultural District; Intensive to be maintained as a "floating zone" in order to provide for the accommodation of concentrated feedlot operations as well as other intensive agricultural uses in the community. The concept of the "A-3" District recognized such agricultural uses while actual application of the district is an option by a farm operator and/or owner. Application of the district affords additional land use protection to those intensive agricultural operations by prohibiting encroachment of certain new non-agricultural uses within a reasonable distance from the site. Moreover, it is not mandatory to be in an "A-3" District to be able to maintain or continue an intensive agricultural use. 303 304 PERMITTED USES 1) Any intensive farm or agricultural activities. 2) The sale of farm or dairy produce which has been raised on the farm from which it is to be sold. 3) Signs, when in accordance with the provisions of Section 9.2. 4) Accessory uses or building, when in accordance with the provisions of Section 9.4. APPLICATION In the case of an application for rezoning to the "A-3" Agriculture District, the applicant must provide the following information required on the standard rezoning application: 1) A map depicting the location of the actual operation in relation to the bulk of the owner and/or operator's property, as well as the surrounding land use within one-half mile of the site. 2) A statement describing the use of the site, hours of operation, etc. -9- �305 STANDARDS The establishment of an "A-3" Intensive Agriculture District shall be governed by the following standards: 1) 2) Rezoning to the "A-3" Intensive Agriculture District may not be granted if both of the following conditions exist: a) The subject area in question is contiguous to or within 500' of land zoned for residential or commercial use along seventy-five (75) percent or more of its perimeter. b) The property in question is shown as a non-agricultural use on the Land Use Plan of the community and its non-farm development is timely. If said operation entails the confined feeding and/or production of livestock that it meet at least one of the following conditions: a) 300 or more cattle, b) 600 or more swine, goats or sheep, or c) 30,000 or more fowl; d) 4 or more cattle/acre, e) 20 or more swine/acre, f) 700 or more poultry/acre, g) 10 or more sheep or goats/acre. 3) That the subject site is used solely for said operation for a period of at least 180 days per year. 4) That agricultural products, such as but not limited to grain, bedding plants, livestock, etc. that are not raised on the owner's or operator's property are prohibited from being transported to the subject site for commercial processing and/or shipping. 5) That the subject operation have direct access to a County Primary or higher classified thoroughfare. -10- I I I I '• �I I • '• • • • • 306 LOT, YARD AND AREA REQUIREMENTS The purpose of the setback is to separate the homeowner and others from the normal noises and odors which accompany confined feeding operations • 1) All structures and confined lots designed to house or contain livestock should be set back 500 feet from any existing family residence except that of the confined feeding operator. 2) All structures and confined lots designed to house or contain livestock should be set back 1,000 feet from any existing church, business, school, recreational area (public or private) or any public buildings; and 1,300 feet from any area zoned residential or any area that has a recorded residential plot • 3) All structures should be set back 30 feet from the highway right of way. 4) Each "A-3" District shall contain at least 40 acres. If the waste handling facility of an operation is an open earthen pit, the setback distance should be increased to 1,000 feet in statement No. 1 above; 1,500 and 2,000 feet, respectively, in statement No. 2; and 50 feet in statement No. 3. DEFINITION AGRICULTURAL USE, INTENSIVE - Any agriculturally related use liable to negatively influence non-agricultural uses through the emission of noise, odors, or potential groundwater contamination. OPTION B: Treatment of Intensive Agricultural use as a separate zoning district as in Option A, however applied by the local unit of government rather than an option by the property owner. The District regulations would be identical to the ones in Option A. OPTION C: Treatment of Intensive Agricultural uses as special exception uses in one or more Agricultural zoning districts subject to the same conditions, standards, etc • -11- �401 •A-4• AGRICULTURE DISTRICT; BUSINESS 402 DESCRIPTION OF DISTRICT The purpo~e of the "A-4" Agriculture District is to provide for the accommodation and regulation of manufacturing, warehousing, storage, and related commercial activities that are dependent upon or closely allied to the agricultural industry. To these ends the "A-4" District is designed and intended to be applied in either agricultural or industrial areas. 403 PERMIT'l'ED USES 1) Contract sorting, grading and packaging services for fruits and vegetables 2) Canning of fruits, vegetables, preserves, jams and jellies, including speciality foods 3) Production of natural and processed cheese 4) Wet milling of corn 5) Preparation of feeds for animals and fowl 6) Production of flour and other grain mill products 7) Fluid milk processing 8) Production of frozen fruits, fruit juices, vegetables and other specialties 9) Meat packing 10) Poultry and small game dressing and packing, provided that all operations be conducted within an enclosed building 11) Livestock sales facilities 12) Grain elevators and bulk storage of feed grains 13) Commercial greenhouses 14) Fertilizer production, sales, storage, mixing and blending 15) Sales or maintenance of farm implements and related equipment 16) Soil mixing for commercial sale -12- �404 405 406 17) Any farming or agricultural use, excluding intensive farm practices 18) Drying and dehydrating fruits and vegetables 19) Production of sausages and other meat products providing that all operations be conducted within an enclosed building 20) Fruit and vegetable pickling 21) Production of creamery butter 22) Living quarters for watchman and caretaker 23) Veterinarian services 24) Signs when in accordance with the provisions of Section 9.2 25) Accessory uses or buildings when in accordance with the provisions of Section 9.4 SPECIAL EXCEPTION USES - Subject to the Conditions/ Limitations found in Section 14. 1) Any similar or related agri-business use as described above as may be determined by the Board of Appeals 2) Riding stables 3) Slaughteiing of animals LOT, YARD AND AREA REQUIREMENTS 1) Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. 2) Each "A-4" agriculture district shall contain at least five (5) acres. SITE DEVELOPMENT REQUIREMENTS 1) 2) Site and development plans of all proposed agribusiness uses shall be submitted in compliance with Site Plan review procedures contained in Section 9.10. Each principal agri-business use shall have frontage upon a thoroughfare having a primary or greater classification and have access thereto. -13- I I I ~ " • • •I ~ I I I • �• SECTION 13 - LOT, YARD AND AREA REQUIREMENTS Principal Structure • Minimum Lot Frontage (Feet) 300 Minimum Lot Area (Sq. Ft.) 100,000 Maximum Building or Structure Height (Feet) 35 41 Maximum Building Coverage of Lot (%) 30 Minimum Front Yard Setback (Feet) 50 Minimum Side Yard Setback (Feet) 50 Minimum Rear Yard Setback (Feet) 50 Accessory Buildings Minimum Building Setback (See Section 9.4e) Minimum Side Yard Setback (Feet) 25 Minimum Rear Yard Setback (Feet) 25 Maximum Building Height (Feet) 15 4 / Maximum Building Coverage (% of Rear Yard) 10 4/ The maximum height requirement shall not apply to silos or other similar structures which are not occupied by persons but are necessary for certain agricultural production, storage, etc. -14- �SECTION 9.2 - SIGNS: OUTDOOR ADVERTISING STRUCTURES In the "A-4" Agriculture District, only one sign which advertises the business on the site may be erected. No such sign shall exceed 100 square feet in area or 12 feet in length. i I I I • • • -~ ~ ~ ~ -15- • �501 •A-5• AGRICULTURE DISTRICT; RURAL RESIDENTIAL 502 DESCRIPTION OF DISTRICT The purpose of the "A-5" District is to permit the utilization of relatively small quantities of land in predominantly agricultural areas for rural residential use. As a matter of policy, it is intended that this district be applied solely to those rural lands that have marginal utility for agricultural use for reasons related to soil, topogra p hy, other physical or natural constraints, or severence from larger agricultural parcels. It is not intended that this district be utilized to accommodate residential subdivisions as defined in the Michigan State Subdivision Control Act of 1967, as amended. 503 PERMITTED USES 1) Any non-intensive farm or agricultural activities including stock nurseries, except that for the raising or keeping of animals or livestock whether for profit or pleasure, the minimum lot area requirements shall be five (5) acres and a width of not less than three hundred (300) feet for the first two (2) head of livestock. An additional one and one-half (1-1/2) acres shall be required for each head of livestock beyond two (2). There shall be a maximum number of 12 livestock kept on parcels of twenty (20) acres or more. 2) The sale of farm or dairy produce which has been raised on the farm from which it is to be sold. 3) Existing one and two-family farm dwellings. 4) Single family, non-farm dwellings, subject to the density limitations and provisions of Section 505. 5) Home occupations. 6) Publicly owned and operated buildings and uses including community buildings and public parks, playgrounds and other recreational areas. 7) Signs, when in accordance with the provisions of Section 9.2. 8) Accessory uses or buildings, when in accordance with the provisions of Section 9.4. -16- �504 SPECIAL EXCEPTION USES - Subject to the Conditions and Limitations found in Section 14. Public utility buildings and structures necessary for the service of the c_o mrnuni ty except that: 1) 505 a) There is no zoing restriction for utilities to be located in public streets or public right-of-ways. b) Public utility activities of an industrial character such as repair and maintenance yards, storage facilities, or activities which generate electronic interference are prohibited. 2) Churches, cemeteries, schools 3) Golf courses 4) Riding stables, kennels DENSITY REGULATIONS FOR RURAL RESIDENTIAL DEVELOPMENT 1. PERMITTED LOTS: A density of not more than one (1) dwelling unit per five (5) acres shall be permitted. Each rural residential lot shall contain a minimum of one (1) acre. At the time of adoption of this Ordinance, all parcels will be registered with the Building and/or Zoning Enforcement Officer. Only parcels of five (5) or more acres under the same ownership will be permitted to be divided according to the subject density limitations except as provided in paragraph 3. 2. LOTS OF RECORD: It is the intent of this section that lots of record on the date of adoption of this Ordinance shall be considered buildable provided all other applicable ordinances are met. 3. TRANSFER OF DEVELOPMENT RIGHTS: Parcels of less than five (5) acres which were created prior to the enactment of this ordinance may be split through the transfer of development rights from a contiguous parcel of land under the same ownership provided that: 1) no new parcel created is less than one (1) acre and 2) that the density limitation for "permitted lots" is met. -17- I I I I -~ • • • • • •~ -~ ~ ~ • �506 LOT, YARD AND AREA REQUIREMENTS Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 13. 'II II I I II II Ill Ill -18- �... I I I SECTION 13 - LOT, YARD AND AREA REQUIREMENTS Principal Structure Minimum Lot Frontage (Feet) Single Family 200 Two Family 200 Minimum/Maximum5/ Lot Area Per Dwelling Unit (Sq. Ft.) Single Family 43,560/217,800 Two Family 30,000 Maximum Building or Structure Height (Feet) 30 Maximum Building Coverage of Lot 10 Minimum Floor Area Per Dwelling Unit (Sq. Ft.) Single Family 1,000 Two Family 800 Minimum Front Yard Setback (Feet) 50 Minimum Side Yard Setback (Feet) 20 Minimum Rear Yard Setback (Feet) 50 I Accessory Buildings Minimum Building Setback (See Section 9.4e) Minimum Side Yard Setback (Feet) 5 Minimum Rear Yard Setback (Feet) 5 Maximum Building Height (Feet) Maximum Building Coverage (% of Rear Yard) 15 4 / 5 4/ The maximum height requirement shall not apply to silos or other similar structures which are not occupied by persons but are necessary for certain agricultural production, storage, etc. 5/ Maximum applies to non-farm dwellings only. -19- I �- - - - - - _,. Use A~ - A- r - - A-3 - Exclusive Restricted Intensive Accessory buildings and uses P P P Any non-intensive farm or agricultural activities P P -,r-:'4 -- Aqri-bus. ii='3"' P P* Cemeteries SE Churches SE Commercial Greenhouses SE Dwellings - single family - farm - non-farm P P P* v, P P* V) • QJ Dwellings - two family - farm - non-farm Intensive farming and agricultural operations P P -~ P ~ co SE SE P* Golf Courses .;.;-~ s... +> .~ SE Cl N I\.) 0 Home Occupations P P Kennels SE Public Utility buildings and structures SE ~....... P '; SE -~ SE ::, +> a. u c:( Publicly owned and operated buildings and uses, including community buildings and public parks, playgrounds q- J = LL.I LL.I Riding Stables v, Sale of farm or diary produce which has been raised on the farm from which it is to be sold P P P Schools SE P SE Signs P P P P Slaughter of Animals Veterinary Clinics .., - 11i0,...nTTi011 - Rural Resid. SE , .. - , p prt1on ,.,- - Penn1t ed. restr1ct:1ons aoo1v \ �DEFINITIONS 1. Agricultural - Substantially undeveloped land devoted 2. Farm - All properties under one ownership which may to the production of plants and animals useful to man, including forages and sod crops; grains and feed crops; dairy and dairy products; livestock, including breeding and grazing; fruits; vegetables; and other similar uses and activities. or may not be contiguous, upon which agricultural activities are undertaken on a commercial basis. 3. 4. Floating Zone - A zoning classification for which regulations have been developed and adopted, but its application to specific properties is to be determined on a case-by-case basis. Hobby Farm - A non-commercial farm operation of 2-15 acres, the income from which is incidental to the total household income. 5. Intensive Farm - 6. Livestock - 7. Stock Nurseries - Agricultural operations which are likely to negatively influence nonagricultural uses through the emission of noise, odors, or potential groundwater contamination, such as but not limited to confined feeding of livestock. Horses, or any animal which is raised for the production of food for human consumption or for the production of fiber. An establishment for the commercial production of trees and/or shrubs until they are ready for sale and transplantation. 21 I I i I I ~ I I I I I I ~ -I I I I I �Section 14. STANDARDS REQUIRED OF SPBCIAL EXCEPTION USES Snecial exception uses shall comply with all of the standar d s as specified herein. ~he Zonina Board of Appeals may add to the standards as provided where it is necessarv to protect adiacent properties, the qeneral neiohhorhooa ann the residents and workers therein. MINIMUM REOUIRED I SPECIAL F.XCEP~ION USF. STANDARDS* Cemeteries • • • • • • • • • • • • • • • • • • Churches • • • • • • • r.ornrnercial Greenhouses • • • • • • • • • • • • Golf Course • • • • • • • • • • • • • • • • • Kennel • • • • • • • • Public Utility Ruildinqs & Structures Publiclv Owned ann Operated Builcinas and Uses • • • Riainq Stable Schools; Parochial and Private • • • • • • • • Slauohter of Animals • • • • • • • • • • • • • Veterinary Clinics • • • • • • • • • • • • • . 1,3,Sa 1,3,5b,9 l,1,5c 1,3,Sd,lf; 1,4,Se,l!:i l,4,5a,6,9 l,4,5a,6 4,Sf,13 1,5b l,3,Se,9,10,15 l,4,5c,15 *~he minimum required standards enumerated below are referred to by the numbers followinq each sp~cial exception. 1. ~he use shall have frontaqe on an existing or officially proposed road having a primary or areater classification or a township desiqnatea primary road. 2. ~he use shall have frontage on a state trunkline. ~- ~he use shall have off-street parking facilities to satisfy averaqe parking needs. 4. ~he use shall have off-street parking facilities to satisfy peak parking needs. 5. Buildinqs and activities shall not be closer than the specified number of feet to adjacent residential district or residentially used properties. a. b. c. n. e. f. ?. ~ feet c;n feet 100 feet ?OC't feet 500 feet 1000 f:eet 22 �I.=-- Public utilitv buildings shall, whenever practicable, have an exterior appearance similar to those buildinas in the immediate area. The puhlic utility buildinqs and structure shall have suitable landscaping, screen plantinq ann fencing whenever deemed necessary by the 7ionina Board of Appeals. 7. Gasoline pumps or other service appliances shall be set back at least twenty (20) feet from the lot line. No maior repairs or dismantelina shall be permitten outside of a closed structure. ~he use shall be enclosed by a solia wall, fencina, or compact screeninq of suitable material, not less than six (h) feet in heiqht as determined by the 7-oninq Board of Appeals. i I I I I ~ I 10. ~he minimum size parcel of. land shall be twentv (?0) acres. I 11. Off-street parkina and stanainq space shall be provided on the site of the facility in the ratio of not less than four (4) spaces for each washing stall in a self-service facility and not less than twentv-four (?.4) spaces for each automatic automobile washinq· facilitv. Each space shall be computed at not less than one hunared sixty-two (lfi2) sauare feet in area. l?.. (~he reader is referred to Item 12 on the succeedinq Paaes for the standards, conditions and limitations required herein.) I I I I 11. (~he reader is referred to Item 11 on the succeedinq paaes for the standards, conditions ann limitations required herein.) 14. a. Driveways shall not he located less than sixty {h0) feet from the property line at any street intersection. h. ~he width of two-wav drives may be a minimum of twenty-four (24) feet to a maximum of thirty (30) feet. 23 ~ I I I I I I �' 'I c. a. e. lS. ~he maximum of two (?.) driveways per service station or vehicle wash establishment per street. Drivewavs shall he a minimum • distance of twentv-five (25) feet from adioininq properties. t ~he minimum distance between anv two (2) driveways on a single lot shall he thirty (30) feet. Noise or similar ohiectionahle characteristics incident thereto shall not be aiscernible bevond the boundaries of the lot or premises. (~he reader is referred to Item 16 on the succeeding paqes for the standards, conditions and limitations required herein.) 17. (The reader is referred to Item 17 on the succeeding paqes for the standards, conditions and limitations required herein.) lR. (The reader is referred to Item 18 on the succeedinq paqes for the standards, conditions and limitations required herein.) J_q. (~he reader is referre~ to Item 19 on the succeedinq paqes for the standards, conditions and limitations recruire~ herein.) ?.O. All campgrounds publicly and/or privately owned shall comply with Act 368 of the Public Acts of 1978, Part 125, Sections 1?501 to 1?516 and the Administrative Rules R325.1551 throuqh R325.159q. 21. (~he reader is referrea to Item 21 on the succeedinq paqes for the standards, conditions and limitations required herein.) I I 24 �Item 13. I I Riding Stable Private or Quasi-Public, for rental or membership use of riding horses. Lot, Yard and Area Requirements 20 acres Minimum lot area Setback of buildings and associated activities from property lines-------------- Front Side Rear 400' 200' 200' Clubhouse 100' 50' 50' Paddock or Riding Ring 200' 100' 100' Parking Area 100' 50' 50' Stables and Accessory . Buildings Supplementary Provisions: 1. One identification sign may be erected. The location of the sign shall be limited to the yard area between the principar building a~d the public street, or adjacent to the main drive access to the principal building, which shall set back at least twenty-five (25) feet from the front lot line. The sign shall not exceed twentyfour (24) square feet in area. 2. Buildings and parking areas shall be provided with access from a County primary road or State trunkline. 3. Buildings, paddocks, riding rings and parking area shall not be located closer than one hundred (100) feet to the existing residences under separate ownership. 25 I I I ~ I I I I I -I I I I I �I I 4. Housing of caretakers and employees, who are principally employed at the riding stable is permitted. 5. Noise or similar objectionable characteristics incident thereto shall not be discernible beyond the boundaries of the lot. 6. Any sale of food or beverage shall be limited to vending machines excepting those times when scheduled horse shows and similar equestrian events are being given. 7. Any form of business enterprise other than the provision of horses for hire is prohibited. 8. Areas used for the temporary storage of manure shall be not less than two hundred (200) feet from a public street or any adjoining residence under separate ownership. All accumulation of manure shall be removed periodically to prevent a nuisance or annoyance to adjoining property owners. �Item 16. Golf Courses, Parks and Playgrounds All parks and playgrounds shall be fenced. Tees, fairways and greens within a golf course shall be located not less than fifty (50) feet from adjacent residentially zoned property under separate ownership of fifty (50) feet to a public street. Provided further that any tees, fairways or greens within one hundred fifty (150) feet from property used for residential purposes under separate ownership shall be adequately fenced to prevent trespassing upon said residential property. The Zoning Board of Appeals is hereby given authority to determine upon application to it the adequacy of such fences to prevent trespassing upon adjacent properties. Golf course pro shops and incidental food and beverage sales are subject to the following conditions and limitations: A. The golf course must be a regulation golf course of at least nine (9) holes. B. Pro shops, clubhouses (including the sale of food and beverages), must have a sideline setback of not less than five hundred (500) feet from adjoining residentially zoned land under different ownership, and a front yard setback of not less than one hundred ten (110) feet from the adjoining · highway center line. The side line setback for storage buildings shall be forty (40) feet. i I I I I ~ I I I I C. No overnight accommodations shall be permitted other than for the owner or manager of the facility. I I D. Adequate public rest rooms and other facilities shall be constructed and properly maintained. ~ E. Rubbish disposal shall a manner as will be purpose and avoid annoyance to adjoining F. Adequate off-street parking must be provided equivalent to six (6) parking spaces for each tee plus one (1) space *for each one hundred (100) square feet of the building area used by customers and one (1) space for each employee. 27 be handled in such adequate for the any nuisance or property owners. I I _I I I I �'I I G. Any sale of foodstuff, beverages or merchandise shall be clearly incidental to the needs of the occupants and users of the golf course while on the property; t h e sale of alcoholic beverages shall cease no later than the time stipulated in the applicable liquor license issued to the respective golf course proprietor, and the premises shall close no later than one-half (1/2) hour following the above-stipulated time. H. All night lighting shall be so arranged that it does not produce a glare on adjoining premises and/or highways. I. The general appearance of the buildings shall be compatible with buildings in adjoining area. J. No more than one (1) identification sign shall be allowed on the premises which shall not be lighted and which shall not exceed fifteen (15) square feet in area. '' '~ ~ ~ 28 � 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 Kalamazoo-County_Amendments-to-the-Model-Zoning-Ordinance_1986 Creator An entity primarily responsible for making the resource Kalamazoo County Planning Department, Kalamazoo County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1986-11 Title A name given to the resource Amendments to the Model Zoning Ordinance Description An account of the resource The Amendments to the Model Zoning Ordinance for Kalamazoo County includes agricultural districts exclusive, restrictive, intensive, business and rural residential. The amendments were prepared by the Kalamazoo County Planning Department in November 1986. Subject The topic of the resource Zoning--Michigan 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/89bfad584198ca7b473cf32ff6949fbe.pdf 898ab6ab4f38fe8d3531a31148b1dff0 PDF Text Text FROM THE LIBRARY OF Planning & Zoning Center, Inc. AMENDMENTS TO THE MODEL ~ONING ORDINANCE OFFICE DISTRICTS Prepared for use by the Cities, Villages and Townships of Kalamazoo County, Michigan KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION August, 1978 �8.18 "O-1" OFFICE DISTRICT, RESTRICTED 8.181 DESCRIPTION OF DISTRICT The "O-1" Office District is intended to permit the integr~tion of offices and/or personal service type uses in certain residential settings along major thoroughfares where existing residential development is experiencing redevelopment pressures. The District may further serve as a transition or buffer between such thoroughfares, other non-residential uses and interior residential areas. In order to minimize incompatibility with adjacent residential development, all buildings in the "O-1" Office District shall possess an appearance of a residential facade. 8.182 • .8.183 PERMITTED USES a. Existing single and two family dwellings b. Home occupations c. Business offices such as: insurance, real estate, accounting, travel agencies and other similar business office uses, excluding any direct sale or exchange of goods or merchandise on the premises. d. Professional offices such as: doctors, dentists, lawyers, architects, engineers, and other similar professional office uses. e. Professional studios such as: fine arts, photography, music, drama and dance. f. Publicly owned and operated buildings . g. Signs, when in accordance with the provisions of Section 9.2. (NOTE: To be modified) h. Accessory uses or buildings, when in accordance with the provisions of Section 9.4. i. Any use similar to the above SPECIAL EXCEPTION USES a. Personal service establishments such as: barber and beauty shops b. Multiple family dwellings �8.183 · 8.184 8.185 SPECIAL EXCEPTION USES Ccont'd) c. Convalescent and nursing homes d. Nursery schools and child care centers e. Essential services SITE DEVELOPMENT REQUIREMENTS 1. Site Plan Review - All uses, except single and two family dwellings, in the "O-1" Office District shall be subject to the Site Plan Review procedures as specified in Section 9.10. 2. Off-Street Parking - Off-street parking and loading shall be provided as specified in Section 9.1. As a further condition in the "O-1" District, off-street parking shall be prohibited in the front yard, excepting within private driveways, not exceeding 20' in width. 3. Screening - Screening shall be provided as specified in Section 9.6. (NOTE: To be modified) 4. Residential Facade - All buildings and structures shall be compatible in external appearance to adjoining residential buildings in the area. LOT, YARD AND AREA REQUIREMENTS Except as elsewhere specified, herein, the lot, yard and area requirements shall be as specified in Section 13. Lot, Yard and Area Requirements Minimum Lot Size - Section 13 7,500 sq. ft. Minimum Lot Frontage 50 ft. Maximum Building Height 25 ft. Maximum Building Coverage 30% Minimum Front Yard Setback 25 ft. Minimum Rear Yard Setback 25 ft. Minimum Side Yara · setback 25 ft. �Sign Requirements - Section 9.2 In the "0-1" Restricted Office District, not more than one sign shall be placed on any building or lot. NG sign shall exceed twelve (12) square feet in area or five (5) feet in length. �8.19 "0-2" OFFICE DISTRICT, GENERAL 8.191 DESCRIPTION OF DISTRICT The "0-2" Office District is intended to provide • areas for development of business and professional offices, including other similar personal service uses. Such areas are intended to be situated adjacent to major thoroughfares and more intense use districts in order to separate them from, and to provide a transition or buffer for adjoining residential uses. 8.192 8.193 PERMITTED USES a. Any uses permitted in the "0-1" Restricted Office District b. Medical clinics c. Funeral homes d. Financial Institutions including banks, credit unions, savings and loan institutions and similar uses e. Barber and beauty shops f. Religious, cultural and private educational institutions g. Clubs and lodges, private (not including recreational facilities h. Signs, when in accordance with the provisions of Section 9.2 i. Accessory uses or buildings, when in accordance with the provisions of Section 9.4 SPECIAL EXCEPTION USES a. Nursing and convalescent homes b. Veterinary clinics c. Indoor noncommercial recreational facilities d. Nursery school and child care centers e. Essential services �. ,. 8.194 SITE DEVELOPMENT REQUIREMENTS 1. Site Plan Review - All uses except two family dwellings, in the "0-2" Office District shall be subject to the Site Plan Review procedures as specified in Section 9.10 • • 8.195 2. Off-Street Parking - Off-street parking and loading shall be provided as specified in Section 9.1. 3. Screening - Screening shall be provided as specified in Section 9.6. LOT, YARD AND AREA REQUIREMENTS Except as elsewhere specified, herein, the lot, yard and area requirements shall be as specified in Section 13. Lot, Yard and Area Reg:uirements Minimum Lot Size Minimum Lot Frontage - Section 13 10,000 sq. ft. 100 ft. Maximum Building Height 25 ft. Maximum Building Coverage 60% Minimum Front Yard Setback 10 ft. Minimum Rear Yard Setback 20 ft. Minimum Side Yard Setback 5 ft. Sign Requirements - Section 9.2 In the "0-2" General Office District, not more than two signs shall be placed on any building or lot. The total area of the two signs may not exceed 36 square feet in area, while any one sign may not exceed eighteen (18) square feet in area or six (6) feet in length. �AMENDMENT TO THE MODEL LONING ORDINANCE RECREATION DISTRICT I Prepared for use by the Cities, Villages and Townships of Kalamazoo County, Michigan KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION September 1978 �8.20 "RE" RECREATION DISTRICT 8.201 DESCRIPTION OF DISTRICT This diptrict is designed and intended to make the best possible use of open space and natural amenities, such as lakes, streams and the shorelines thereof, pronounced topography, woodlands, wetlands, floodplains, and other natural features; to allow and regulate public and private use of such areas for certain outdoor recreational activities and uses, and to regulate the use, imprcvement and development of such lands so as to preserve the natural environment. 8.202 PERMITTED USES a. Agricultural pursuits, including horse farms and shows; excluding piggeries, food processing, animal slaughtering or packing, other than that intended for consumption on premises. b. Horseback riding stables and bridle paths, hiking trails, skiing, ice skating,tobagganing, golf courses, golf driving ranges, swimming beaches, boat liveries, picnic grounds and similar summer or winter sports facilities. c. Seasonal campgrounds for the accommodation of recreational units, etc.,subject to the administrative rules and regulations as compiled in the State of Michigan Act 171 of P.A. of 1970 and administered by the Michigan Department of Public Health. d. Dwellings used by an owner, operator, watchman or other employees solely as an accessory to a principal recreational use. e. Publicly owned and operated parks, playgrounds and other recreational activities, including community buildings. f. Accessory uses or buildings, when in accordance with the provisions of Section 9.4, as amended. g. Signs, in accordance with Section 9.2, as amended. • -1- �8.203 8.204 8.205 SPECIAL EXCEPTION USES a. Any similar or related recreational uses described above as may be determined by the Board of Appeals. b. Clups, lodges, etc. c. Hotels, motels d. Tourist cabins e. Roadside stands LOT, YARD AND AREA REQUIREMENTS a. Except as elsewhere specified herein, the lot, yard and area requirements shall be as specified in Section 8.206. b. Each "RE" Recreation District shall contain at least ten (10) acres. SITE DEVELOPMENT REQUIREMENTS 1. Site and development plans of all proposed recreational uses shall be submitted in compliance with Site Plan Review procedures contained in Section 9.10. 2. In order to minimize adverse effects on adjacent residentially zoned or developed properties, all recreational activities and buildings must be setback from all property lines and be screened as prescribed in Section 8.206 for the specific recreational use or as determined by the Zoning Board of Appeals . 3. Each principal recreational use shall have frontage on a thoroughfare having a primary or greater classification and have access thereto by means of a paved entrance. • 8.206 REGULATIONS REQUIRED OF SPECIFIC RECREATIONAL USES a. Seasonal Campgrounds 1. Each campsite shall contain a minimum of 1,600 square feet of area. Sites designed for occupancy by more than one recreational unit shall also maintain a minimum of 1,600 square feet per unit. The overall density of the campground shall not exceed 15 sites per acre. -2- �2. A 75 foot greenbelt or buffer area shall be maintained free of any development except for screening where required as determined by the Zoning Board of Appeals between all campground property lines and the campground proper. Such area may not be utilized to compute campsite areas. 3. A minimum distance of 15 feet shall be provided between all recreational units. 4. Seasonal campgrounds shall only operate during the period between April 1 and December 1, and no recreational units shall remain in the campground from December 1 through March 31. 5. Access roads between the public thoroughfare and the campground proper shall be paved to a minimum of 22 feet. 6. Circulation roads within the campground proper shall be either stabilized gravel or paved. One-way roads shall be at least 12 feet in width and two-way roads shall be at least 22 feet in width. Parking shall not be permitted on any roadway. 7. All permanent type buildings or structures to be occupied by the public shall be set back at least 200 feet from all residentially zoned property or public street right-of-way lines. 8. Dogs and other pets allowed within the campground shall be kept on a leash not longer than 10 feet in length and not allowed freedom upon any campsite other than the one occupied by the owner of said dog or pet. 9. Fires may be built only in picnic stoves or other similar equipment or such areas as designated by the camp manager. It shall be unlawful to start or cause to be started any other fire whatsoever in the campground. 10. No commercial enterprises shall be permitted to operate on the campground, except that a convenience goods shopping building for the use of the occupants is allowed, providing it is clearly incidental to the needs of the occupants while residing in the campground. There shall be no advertising of these services along the public roads. • -3- �.. 11. A common use area shall be provided for each campground at a ratio of not less than 500 square feet of such area per site. This common area shall be developed by seeding, landscaping, picnic tables, barbeque stands ' and recreation equipment (i.e. swings, slides, playground equipment, horseshoe pits, shuffleboard courts and the like) for the general use of the occupants of .the entire campground. The area shall be at least 50 feet from any public road. 12. Any lighting shall be directed away from camping sites and surrounding residential areas - no high-intensity lighting shall be used. All electric lines, telephone lines and gas lines shall be installed underground. 13. The campground shall be kept in a neat and orderly manner. A covered trash and garbage receptacle shall be provided, and the campground shall be kept free of litter, trash and debris. 14. The campground shall post regulations that all radios and other equipment producing a noise shall be turned off or reduced in volume between 11:00 p.m. and 7:00 a.m. so as not to be audible at other sites or adjoining residential areas. 15. No mobile homes or trailer coaches designed for permanent habitation shall be allowed except for the campground manager . 16. Prior to applying for a building permit to construct a seasonal campground, the developer shall submit the following information to the Zoning Board of Appeals for its approval: • a. A scaled drawing of a site plan of the proposed seasonal campground. b. The drawing shall show the location of the campground entrance, internal road system, parking areas, designated campsites, trails, common use areas, service buildings, sanitary facilities, etc. c. A vicinity sketch showing the location of the campground relative to the local public street system. -4- �- I "' d. A descriptive text of the proposed campground. e. Plans and specification of any buildings to be constructed therein. DEFINITION "RECREATIONAL UNIT" means a tent or vehiculartype structure, primarily designed as temporary liv ing quarters for recreational, camping or travel use, which either has its own motive power or is mounted on or drawn by another vehicle which is self-powered. A tent means a collapsible shelter of canvas or other fabric stretched and sustained by poles and/or other fixtures, used for camping outdoors. Recreational unit shall include, but shall not be limited to the following: a. Travel Trailer b. Folding Trailer c. Motor Home (including van) d. Truck Camper (5th Wheel or Slide-in) TYPICAL SIGN REQUIREMENTS - SECTION 9.2 In the "RE" Recreational District, only one sign may be erected for each separate recreational activity. No sign shall exceed 32 square feet in area or 8 feet in length. -5- � 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 Kalamazoo-County_Amendments-to-the-Model-Zoning-Ordinance_1978 Creator An entity primarily responsible for making the resource Kalamazoo County Planning Department, Kalamazoo County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1978 Title A name given to the resource Amendments to the Model Zoning Ordinance Description An account of the resource The Amendments to the Model Zoning Ordinance for Kalamazoo County includes office districts (August 1978) and the recreation district (September 1978). The amendments were prepared by the Kalamazoo County Planning Department. Subject The topic of the resource Zoning--Michigan Recreation--planning 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/bf9d56a16aa099dd750aa91c5114bf19.pdf 38949a786b03de9afa0e30a6359f56e6 PDF Text Text AMENDMENTS TO THE MODEL ZONING ORDINANCE FLOODPLAIN REGULATIONS MOBILE HOME PARK DISTRICT SITE PLAN REVIEW PLANNED RESIDENTIAL DEVELOPMENT Prepared for use by the Cities, Villages and Townships of Kalamazoo County, Michigan KALAMAZOO METROPOLITAN COUNTY PLANNING COMMISSION September 1974 �FROM THE LIBRARY OF .E.lanning & Zoning Center, lnc. Af.1Errnr-1EiHS TO THE f10DEL ZO[HiW ORDifrn1JCE Prepared for the ~; ~200 Metropolitan County Planning Commission by the Kalamazoo County Planning Department 418 West Kalamazoo Avenue Kalamazoo, Michigan 49006 September, 1974 The preparation of this report was financially aided through a Federal grant from the Department of Housing and Urban Development, under the Urban Planning Assistance Program, authorized by Section 701 of the Housing Act of 1954, as amended. �cornErns INTRODUCTION . • . • . 1 FLOODPLAIN REGULATIONS 2 MOBILE HOME PARK DISTRICT (R-6) 6 SITE PLAN REVIEW 9 PLANNED RESIDENTIAL DEVELOPMENT APPENDIX - DEFINITIONS 13 �, , HHRODUCTIOfJ Since its adoption in 1962, the Model Zoning Ordinance has been adopted in its entirety or in part by a number of units of government in Kalamazoo County. The Model was intended, at that particular time, to provide guidelines to all local municipalities for the establishment of zoning regulations and to provide a basis for achieving uniformity of zoning decisions throughout the County. In recent years, Kalamazoo County communities have experienced a need to update their ordinances to meet unique and diversified development trends. The rapid growth of a variety of new housing types, commercial and industrial activities and the concern for the environmental effects of increased urban growth have encouraged the development of more comprehensive regulations. The four amendments to the Model Zoning Ordinance contained in this document are in response to this need and seek to provide a basic outline for reference and use by the various municipal planning commissions and zoning boards in Kalamazoo County. The procedural and administrative framework incorporated into the amendments is intended primarily for adaptation to the Model Zoning Ordinance, however, they can be easily modified by local units of government to provide reasonable and workable zoning regulations for their respective communities. �FLOODPLAii~ REGULATIOfJS �FLOODPLAIN REGULATIONS 8.161 - PURPOSE It is the purpose of this ordinance to promote the public health, safety and welfare by provisions to: (1) restrict or prohibit uses which are dangerous to health, safety or property in times of flood or cause excessive increases in flood heights or velocities, (2) require that uses vulnerable to floods, including public facilities, shall be protected against flood damage at the time of initial construction and (3) protect individuals from buying lands which are unsuited for intended purposes because of flood hazard. 8.162 - GENERAL PROVISIONS (a) Lands to Which Ordinance Applies: This ordinance shall apply to all lands within the jurisdiction of the (City, Village or Township) shown on the official zoning map as being located within the designated floodplain. The regulatory flood protection elevations and corresponding boundaries of the floodway and flood fringe will be determined by the Planning Commission (or Zoning Board) using the most accurate and up-to-date information. The regulations in this ordinance will be construed as being supplementary to and do not change any regulations imposed on the same lands or uses permitted by virtue of the land being part of another Zoning District. (b) Technical Data Required: Where topographic data, engineering studies or other information is needed by the Planning Commission (or Zoning Board) to determine the effects of flooding on a proposed site and/or the effect of a structure on the flow of water, the applicant shall submit such data or studies. All such required data or studies shall be prepared by a registered professional engineer. (c) Interpretation of District Boundaries: The boundaries of the Zoning districts shall be determined by scaling distances on the official zoning map. Where interpretation is needed as to the exact location of the boundaries of the district, the Zoning Board of Appeals shall make the necessary interpretation. , -2- �(d) Abrogation and Greater Restrictions: It is not intended by this ordinance to repeal, abrogate or impair any existing easements, covenants or deed restrictions. However, where this ordinance i~poses greater restrictions, the provisions of this ordinance shall prevail. 8.163 - ESTABLISHMENT OF ZONING DISTRICTS The floodplain areas within the jurisdiction of this ordinance have been divided into two districts: Floodway District (FW) and Floodfringe District (~F). The boundaries of these districts shall be shown on the official zoning map. 8.164 - FLOODWAY DISTRICT (FW) The Floodway District permits only those open space uses having a low flood damage potential and not obstructing flood flows. The requirements of this district are in addition to those contained in the specific use district. (a) Permitted Uses 1. Agricultural uses such as general farming, pasture, grazing, forestry and sod farming. 2. Industrial and Commercial uses such as loading areas, parking areas and airport landing strips. 3. Private and public recreational uses such as golf courses, driving ranges, picnic grounds, boat launching ramps, swimming areas, parks, nature and shooting preserves and biking and bike trails. 4. Residential uses such as lawns, gardens, parking areas and play areas. (b) Special Exception Uses 1. Uses or structures accessory to open space uses. 2. Drive-in Theaters, new and used car lots, roadside stands, and signs. 3. Extraction of sand, gravel and other materials. 4. Railroads, streets, bridges, utility transmission lines and pipelines. 5. Storage yards for equipment, machinery or materials. 6. Kennels and stables. -3- �(c) Standards for Floodway Special Exception Uses 1. No structure, fill, deposit, obstruction, storage of materials or equipment or other use , may be allowed as a special exception use which unduly affects the capacity of the floodway or unduly increases flood heights. 2. Structures accessary to permitted uses must have a low flood damage potential and must be constructed and placed on the building site so as to minimize obstruction to the flow of floodwaters. 3. Structures shall not be designed and used for human habitation. 4. Storage or processing of materials that are in time of flooding buoyant, flammable, explosive or could be injurious to human life and property are prohibited. 8.166 - FLOODFRINGE DISTRICT (FF) The Floodfringe District permits all urban type uses provided they are elevated above the regulatory flood protection elevation or floodproofed. The requirements of this district are in addition to those contained in the specific use district. (a) Permitted Uses 1. Any use permitted in the Floodway District (FW). 2. Residential and non-residential uses - structures, buildings and additions constructed, altered or moved shall be located on fill so that the lowest floor, including the basement floor, is elevated at least two (2) feet above the regulatory flood protection elevation for the particular area. The fill shall extend at least twenty-five (25) feet beyond the limits of the building or structure erected. Such buildings, structures or additions shall have a means of ingress and egress to land outside the floodplain which is at or above the regulatory flood protection elevation. This means of access shall be constructed of materials which will withstand the pressures associated with the discharge of a regional flood. 3. Accessory uses or buildings when they are in accordance with the provisions of Section 8.165, subsection (a)-2. -4- �(b) Special Exception Uses 1. Structures other than residences may, in special circumstances, be elevated or protected through ' floodproofing measures. The Zoning Board of Appeals shall require that the applicant submit a plan or document certified by a registered professional engineer indicating that the proposed floodproofing measures will provide adequate protection against flood damage. 2. The Zoning Board of Appeals may authorize the location of uses listed in Section 8.165 - (a) of this ordinance at an elevation below the regulatory flood protection elevation if such uses will not be subject to substantial flood damage and will not cause flood damage to other lands. -5- �MOBILE HOME PARK DISTRICT �MOBILE HOME PARK DISTRICT CR-6) 8.81 - PURPOSE This district is designed solely for the development of mobile home parks and such accessory structures and uses normally associated thereto, in accordance with those regulations specified by the State of Michigan Mob i le Horne Park Act 243, public acts of 1959, as amended, and in accordance with the following minimum requirements. 8.82 - PERMITTED USES Mobile home parks and those uses customarily incidental to the principal use. 8.83 - REGULATIONS REQUIRED OF MOBILE HOME PARKS (a) General Requirements 1. Mobile homes used for habitation shall be confined to Mobile Horne Parks which are hereafter limited to the R-6 Mobile Horne Park District. 2. Prior to the issuance of a building permit for construction of a mobile home park, a site plan shall be submitted to the Planning Commission (or Zoning Board of Appeals) for review and approval as provided under Section 9.10 of this Zoning Ordinance. 3. Every mobile home park established within the (City, Village or Township) shall be inspected periodically by an official designated by the municipal governing body. The frequency of said inspections, and any fees associated thereto, shall be determined by the municipal governing body. (b) Park Development Standards 1. Each mobile home park shall have a minimum gross site area of five (5) acres. 2. A mobile home park shall have frontage on, and at least two paved accesses to, a primary or arterial street, or a similar adequate thoroughfare or state trunkline. -6- �3. Every mobile home park shall be served by public sanitary sewer and water systems, if such systems are immediately available, or an officially approved private on-site sewer and water system. 4. The owner of every mobile home park which lies immediately adjacent to an established residential district shall provide a screening area separating said park from the adjoining residential district. The screen shall be in the form of either a solid type fence, evergreen planting or landscape d berm which is compact and maintained in good condition at all times. The height of the screen shall not be less than five (5) feet, except where the screen would interfere with traffic safety, in which case it may be reduced in height to, but not less than, three (3) feet in height. Adequate landscaping shall also be provided by the owner of the mobile home park between each mobile home site and any public or private street so as to provide an attractive frontage upon said street. 5. Interior drives and walkways shall be lighted at intervals of not more than one hundred (100) feet. 6. Each mobile home park must contain an area for recreational activity equivalent to eight (8) percent of the gross site area of the park which may be used in common by the occupants of the park. 7. A mobile home or accessory structure within a park shall not be located closer than fifteen (15) feet from a park property line nor closer than thirtyfive (35) feet from a public right-of-way line. 8. All interior drives within a mobile home park shall be paved with asphalt or a similar hard surface material to a minimum width of twenty (20) feet. 9. Improved walkways of not less than thirty-six (36) inches wide shall be provided from each mobile home site to all park service buildings and structures. 10. A building or structure within a mobile home park shall not exceed the height of two and one-half (2½) stories or twenty-five (25) feet. Special exceptions may be permitted for stacking of mobile home units. 11. The park management shall be responsible for garbage and trash collection, street cleaning, snow removal and sidewalk and street maintenance. -7- �(c) Site Development Standards 1. Each mobile home site shall contain an area of not less than four thousand fifty (4,050) square f eet and have a width of not less than forty-five (45) feet. 2. The minimum distance between mobile home units shall be twenty-five (25) feet on side lines and twenty (20) feet on end to end placement. The minimum setback shall be measured from the outer wall of the mobile home, any expandable room or other structural appurtances, whichever is closer to the lot line. 3. Each mobile home unit shall be located not less than ten (10) feet from any private street within the park. 4. Each mobile home site shall not be located closer than thirty (30) feet to any park service building or other structure. 5. Each mobile home site shall be well drained and be provided with a mobile home stand consisting of a solid reinforced pad or ribbon at least four inches in depth. / 6. Tie down facilities shall be incorporated into each mobile home stand so that guy lines can be installed under the mobile home at sufficient intervals to prevent upheaval of mobile homes during severe winds and storms. 7. Uniform skirting of each mobile home base shall be required within thirty days (30) after initial placement. 8. A minimum of two (2) improved off-street parking spaces shall be provided for each mobile home site within the mobile home park. -8- �SITE PLA~ REVIEW �SI TE PLAf J REVIEW 9.101 - PURPOSE The intent of this ordinance is to provide for consultation and cooperation between the land developer and the Planning Commission (or Zoning Board of Appeals) in order that the developer may accomplish his objectives in the utilization of his land in accordance with the regulations of this zoning ordinance and with minimum adverse effect on the use of adjacent streets and on existing and future land uses in the immediate area and vicinity. 9.102 - DEVELOPMENTS REQUIRING SITE PLAN REVIEW The Building Inspector shall not issue a building permit for the construction of the following buildings, structures or uses until a site plan has been reviewed and approved by the Planning Commission (or Zoning Board of Appeals) : (a) Multiple-family buildings containing six (6) or more dwelling units (b) Mobile Home Parks (c) Office, commercial or industrial buildings with a total floor area greater than three thousand (3,000) square feet. 9.103 - APPLICATION PROCEDURE A request for site plan review shall be made by filing with the (City, Village or Township) Clerk the following: (a) Fee: A review fee, the schedule of which shall be determined by the governing body, will be paid by the applicant to cover the cost of processing the site plan. (b) Application: Three (3) copies of the application for site plan review shall be filled out completely and returned to the Clerk's office. (c) Site Plan: Three (3) prints of the site plan shall be submitted to the Clerk's office. Each print shall contain the following data: -9- �1. It shall be of a scale not greater than one (1) inch equals twenty (20) feet nor smaller than one (1) inch equals two hundred (200) feet and of such accuracy that the Planning Commission ' (or Zoning Board of Appeals) can readily interpret the plan. 2. It shall show an appropriate descriptive legend, north arrow, scale, etc. 3. A vicinity map shall be submitted showing ~1e location of the site in relation to the surrounding street system. 4. It shall identify subject property by lot lines and location, including dimensions, angles and size, correlated with the legal description of said property. 5. It shall show the topography (at least two (2) foot contour intervals) natural features such as woodlots, streams,rivers, lakes, drains and similar features. 6. It shall show existing manmade features on, and within one hundred (100) feet of, the site, such as buildings, structures, high tension towers, pipe lines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts, drains and easements and shall identify the existing uses and zoning of adjacent properties. 7. It shall show the location, proposed finished floor and grade line elevations, size of proposed main and accessory buildings, their relation to one another and to any existing structures on the site, the height of all buildings and square footage of floor space. Site plans for multiplefamily residential development shall include a density schedule showing the number of dwelling units per net acre, including a dwelling schedule showing the unit type and number of each unit type. 8. It shall show the proposed streets, driveways, sidewalks and other vehicular and pedestrian circulation features within the adjacent to the site; also the location, size and number of parking spaces in the off-street parking areas and the identification of service lanes, and service parking and loading and unloading areas. -10- �9. It shall show the proposed location, use, and size of open spaces and the location of any landscaping, screening, fences or walls on the site. Any proposed alterations to the topo•graphy and other natural features shall be indicated. 10. Any other information deemed necessary by the Planning Commission (or Zoning Board of Appeals). 9.104 - ACTION ON SITE PLAN The disposition of all site plans shall be the responsibility of the Planning Commission (or Zoning Board of Appeals). The review procedure established by (City, Village or Township) is as follows: (a) The (City, Village or Township) Clerk shall transmit the completed application to the chairman of the Planning Commission (or Zoning Board of Appeals) who shall place it on the agenda of the Commission (or Board). (b) The applicant will receive a written notice stating the date, time and place that his application will be reviewed. (c) Approval or disapproval of the site plan shall be issued within sixty (60) days of receipt of the application. All provisions of applicable ordinances must be met and also any special conditions or requirements imposed by the Planning Commission (or Zoning Board of Appeals) must be incorporated into the plan before the issuance of a building permit. (d) Site plan approval shall be valid for one (1) year from and after the date of approval. 9.105 - CRITERIA OF SITE PLAN REVIEW The site plan shall be approved by the Planning Commission (or Zoning Board of Appeals) upon finding that: (a) The proposed use will be compatible with the surrounding neighborhood development. The provision for fencing, walls, and/or landscaping may be required as a screening device to minimize adverse effects upon surrounding development. -11- �(b) There is a proper relationship between major thoroughfares and proposed service drives, driveways and parking areas so as to insure the safety and convenience of pedestrian and vehicular traffic. (c) Any possible adverse effects resulting from the locations of buildings and accessory structures will be minimized to the occupants of that use and the occupants of adjacent properties. (d) The proper development of roads, easements and public utilities has been provided to protect the general health, safety and welfare of the community. 9.106 - CONFORMITY TO APPROVED SITE PLAN When an applicant receives site plan approval, he must develop the subject property in complete conformity with the approved plan except as may be modified by the Planning Commission (or Zoning Board of Appeals). Approval of the site plan shall be valid for a period of one (1) year. No time extension to site plan approval will be granted. If a building permit has not been obtained and the on-site development actually begun within one (1) year of the date of approval, the site plan approval shall become void and the developer shall make a new application for approval before proceeding. 9.107 - AMENDMENT TO SITE PLAN A proposed amendment or modification to a previously approved site plan shall be submitted for review in accordance with the procedures of this section and may be approved by the Planning Commission (or Zoning Board of Appeals) subject to its conformance with all applicable requirements of this ordinance. -12- �PLANNED RESIDEf~TIAL DEVELOPMEf~T �PLANNED RESIDENTIAL DEVELOPMENT 9.9 - PLANNED RESIDENTIAL DEVELOPMENT (PRD) Planned residential developments shall be recognized as a special exception use. The disposition of such developments shall be the responsibility of the Planning Commission or where a Planning Commission does not exist, then the Zoning Board of Appeals. 9.91 - PURPOSE The purpose of these regulations is to permit greater flexibility and, consequently, more creative and imaginative design in the development of residential areas than is generally possible under conventional zoning regulations. It is further intended to promote more economical and efficient use of the land while providing a harmonious variety of housing choices, the integration of necessary commercial and community facilities and the preservation of open space for park and recreational use. A permit may be issued for construction and occupancy of a planned residential development subject to compliance with the requirements, standards and procedures set forth in this ordinance. 9.92 - GENERAL REQUIREMENTS FOR PLANNED RESIDENTIAL DEVELOPMENTS Any application for a special exception permit must meet the following conditions to qualify for consideration as a planned residential development: (a) Minimum Area: The minimum area required to qualify for a planned residential development special exception permit shall not be less than ten (10) contiguous acres of land. (b) Ownership: The tract of land for a project must be either in one ownership or the subject of an application filed jointly by the owners of all properties included (the holder of a written option to purchase land or the holder of an executory land contract shall, for purposes of such application, be deemed to be an owner of such land). (c) Location: Planned residential developments shall be allowed only within the R-1, R-2, R-3 and R-4 Residential Districts and providing the applicant can demonstrate that the proposed character of development will meet the objectives of planned residential developments. -13- �(d) Utilities: Public water, sanitary sewer and storm drainage facilities shall be provided as part of the site development. All electric and telephone transmission wires shall be placed underground. (e) Approval: Approval by the Planning Commission (or Zoning Board of Appeals) of a sketch plan and detailed site plan of all planned residential developments is required. 9.93 - PERMITTED USES No structure or part thereof, shall be erected, altered, or used, and no land shall be used except for one or more of the following: (a) Residential Uses: The following housing types, excepting mobile homes, shall be deemed desirable in keeping with the objectives of this concept. 1. 2. 3. 4. 5. 6. Single family detached dwellings Two family dwellings Apartments Townhouses Condominiums Other multi-family dwellings (b) Commercial Uses: The following commercial uses shall be designed and intended to serve the convenience needs of the people residing in the planned residential development. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. Food stores Bakeries (retail only) Barber or beauty shops Banks and financial institutions Shoe sales and repair stores Florist and garden shops Hardware stores Variety stores Book and stationary stores Dry cleaning (pickup or coin operated only) Wearing apparel shops Medical or professional offices Drug stores Post office (c) Accessory and Associated Uses: 1. 2. 3. 4. 5. Private garages Storage sheds Recreational play areas Churches Elementary and Secondary Schools -14- �9.94 - DESIGN REQUIREMENTS Within any planned residential development approved under this section, the requirements set forth below shall appLy in lieu of regulations set forth in the district in which the development is located: (a) Number of Dwelling Units Permitted: The maximum number of dwelling units permitted within the project shall be determined by dividing the net residential development area by the minimum residential lot area per dwelling unit required by the district in which the project is located. In the event the project lies in more than one zoning district, the number of dwelling units shall be computed for each district separately. (b) Lot Area Requirements: The minimum lot area for single-family dwellings shall not be reduced more than twenty (20) percent below that required in the district in which the project is located. The lot area requirement for multiple family dwellings shall not be reduced by more than (10) percent of that permitted in the district in which the project is located. (c) Setback and Yards: 1. Front Yards - The minimum steback from a street line for a building or structure may be reduced fifteen (15) feet for any cul-de-sac street and ten (10) feet for any other street below that required in the district regulation in which the planned residential development is located. 2. Rear Yards - The minimum rear yard requirements may be reduced to twenty-five (25) feet in planned residential developments. 3. Side Yards - The minimum side yard requirements may be reduced to five (5) feet in planned residential developments. (d) Minimum Lot Frontage and Width: The minimum lot frontage and width for any lot designated for single family dwelling may be reduced twenty (20) percent below the requirements of the district in which the planned residential development is located. (e) Screening: A screening area shall be provided along the perimeter of property on which multiple-family dwellings and/or commercial buildings are erected. -15- �(f) Amount of Open Space Required: Within every planned residential development there shall be planned and set aside permanently as part of the total development an amount of open space equal to not less than the aggreg~te accumulation of lot size reduction below the minimum lot area for the development as a whole. Before accepting the open space as meeting the requirements of this provision, the Planning Commission (or Zoning Board of Appeals) must find the land thus designated to be: (1) sufficient in size, suitably located, with adequate access, and (2) that eviden1:e is given that satisfactory arrangements will be made for the maintenance of such designated land to relieve the municipality of the future maintenance. (g) Arrangement of Open Space: All required open space within a planned residential development shall be arranged so as to provide access and benefit to the maximum number of lots and/or dwelling units. Separate tracts of open space shall have adequate access from at least one point along a public street. 9.95 - APPLICATION PROCEDURE AND APPROVAL PROCESS (a) General: Whenever any planned residential development is proposed, before any building permit is granted, the developer shall apply for and secure approval of the Special Exception Use in accordance with the following procedures and obtain approval of a Detailed Site Plan from the Planning Commission (or Zoning Board of Appeals). (b) Application for Sketch Plan Approval: 1. In order to allow the Planning Commission (or Zoning Board of Appeals) and the developer to reach an understanding of basic design requirements prior to detailed site design investment, the developer shall submit a sketch plan of his proposal to the Planning Commission (or Zoning Board of Appeals). The sketch plan shall be drawn to approximate scale and clearly show the following information: a. - Boundaries of the property b. - Location and height of all buildings c. - Interior roadway system, parking facilities and all existing rights-of-way and easements, whether public or private d. - Delineation of the various residential areas indicating for each such area its size and composition in terms of total number of dwelling units, approximate percentage allocation by dwelling unit type, plus a calculation of the net residential density -16 �e. - The interior open space system f. - The overall stormwater drainage system g. - If grades exceed thirty percent (30%), or portions of the site have a moderate to high , susceptibility to erosion, or a moderate to high susceptibility to flooding and/or ponding, an overlay outlining the above susceptible soil shall be provided. h. - Principal ties to the neighborhood and community with respect to transportation, water supply and sewage disposal i. - General description of the provision of oth:r community facilities, such as schools, recreational facilities, fire protection services, and cultural facilities, if any, and some indication of how these needs are proposed to be accommodated j. - A location map showing uses and ownership of abutting lands 2. In addition, the following documentation shall accompany the Sketch Plan. a. - Evidence that the proposal is compatible with the objectives of the community's Comprehensive Plan b. - General statement as to how common open space is to be owned and maintained. c. - The Sketch Plan shall show the intended total project. If the development is to be constructed in phases, a general indication of how the sequence of phases is to proceed shall be identified. 3. The Planning Commission (or Zoning Board of Appeals) shall hold a public hearing or hearings on the application for planned residential development in accordance with the provision of (Statutory Authority) . 4. Following the public hearing, the Planning Commission (or Zoning Board of Appeals) shall, within sixty (60) days, approve or disapprove the Sketch Plan and so notify the applicant of its decision. 5. Approval of Sketch Plan shall not constitute approval of the detailed site plan, rather it shall be deemed an expression of approval of the layout as a guide to the preparation of the detailed plan. 6. Request for changes in Sketch Plan - If it becomes apparent that certain elements of the Sketch Plan, as it has been approved by the Planning Commission -17- �(or Zoning Board of Appeals), become unfeasible and in need of modification, the applicant shall then resubmit his entire Sketch Plan, as amended, to the Planning Commission (or Zoning Board of Appeals) pursuant to the above procedures. t (c) Application for Detailed Site Plan Approval: 1. After receiving approval from the Planning Commission (or Zoning Board of Appeals) on a Sketch Plan, the applicant may prepare his Detailed Site Plan and submit it to the Planning Commission (or Zoning Board of Appeals) for approval. However, if more than six (6) months has elapsed between the time of Sketch Plan approval the Planning Commission (or Zoning Board of Appeals) may require a resubmission of the Sketch Plan for further review and possible revision. 2. The detailed Site Plan shall conform to the Sketch Plan that has received approval. It should incorporate any revisions or other features that may have been recommended by the Planning Commission (or Zoning Board of Appeals) at the preliminary review. All such compliances shall be clearly indicated by the applicant on the appropriate submission. 3. The Detailed Site Plan shall include the following information: a. - An area map showing the applicant's enti~e holding, that portion of the applicant's property under consideration, and all properties, subdivisions, streets, utilities, and easements within three hundred (300) feet of applicant's property. b. - A topographic map showing contour intervals of not more than four (4) feet of elevation shall be provided. c. - A site plan showing location, proposed use, and height of all buildings, location of all parking areas, with access and egress drives thereto; location of outdoor storage, if any; location of all existing or proposed site improvements, including drains, culverts, retaining walls and fences, description of method of water supply and sewage disposal and location of su~h facilities; location and size of all signs; location and proposed development of screened areas; location and design of lighting facilities; and the amount of building area proposed for non-residential uses, if any. -18 �d. - A tracing overlay showing all soil types and their location, and those areas, if any, with moderate to high susceptibility to erosion. For areas with potential erosion problems, the overlay shall also include an outline and description of existing vegetation. 4. Required Standards for Approval - The Planning Commission's (or Zoning Board of Appeals') review of the Detailed Site Plan shall include the following: a. - Adequacy and arrangement of vehicular traffic access and circulation, including intersections, road widths, channelization, traffic controls, and pedestrian movement b. - Location, arrangement, appearance, and sufficiency of off-street parking c. - Location, arrangement, size and entrances of buildings, walkways and lighting d. - Relationship of the various uses to one another e. - Adequacy, type and arrangement of trees, shrubs and other landscaping constituting a visual and/or a noise deterring screen between adjacent uses and adjoining lands f. - In the case of multiple dwellings, the adequacy of usable open space for playgrounds and recreation. g. - Adequacy of water supply, storm water and sanitary waste disposal facilities h. - Adequacy of structures, roadways, and landscaping in areas with moderate to high susceptibility to flooding, ponding and/or erosion i. - Compliance with all regulations of the (name of municipality) Zoning Ordinance. (d) Action on the Detailed Site Plan: The Planning Commission (or Zoning Board of Appeals) shall render its approval or disapproval and so notify the applicant and the Building Inspector. (e) Revocation: In any case where construction on the planned residential development has not commenced within one year from the date of approval, then the special exception use permit shall be null and void. -19- �APPErmrx - DEFHHTIOfJS �APPENDIX DEFINITIONS Condominium - A housing development (usually of apartments or townhouse units) in which each resident purchases his living unit instead of renting. All "owners" own and manage the common areas of the project jointly. Cul-de-Sac - A street with only one outlet having sufficient space at the closed end to provide vehicular turning area. Density, Residential - Net residential density is a specific number of dwelling units in a specific a~ea of land now used or proposed to be used only for residential purposes. Gross residential density is defined as net residential land area plus traversing streets, alleys and drives, and one-half of bounding streets and one-quarter of bounding street intersections. Flood - A temporary rise in stream level that results in inundations of areas not ordinarily covered with water. Floodfringe - That portion of the regulatory floodplain beyond the floodway. Floodplain - The land areas adjoining any watercourse which is expected to be covered by flood waters as a result of a severe combination of rneterorological and hydrological conditions. Floodproofing - A combination of structural provisions, changes or adjustments to properties and structures subject to flooding primarily for the reduction or elimination of flood damages to properties, water and sanitary facilities, structures and contents of buildings in a flood hazard area. Floodway - The channel of the watercourse and those portions of the adjoining floodplains which are reasbnably required to carry and discharge the regulatory flood. Mobile Horne - A detached residential dwelling unit designed to be transported on streets and highways to the place where it is to be occupied as a dwelling unit complete and ready for yearround and permanent occupancy when connected to required facilities. Mobile Horne Park - A parcel or tract of land not less than 5 acres in size developed with facilities for locating mobile homes, provided each mobile home contains a kitchen, flush toilet and shower or bath. It shall not include a sales lot in which unoccupied mobile homes are parked for the purpose of sale. Mobile home parks shall comply with all requirements of the State of Michigan Mobile Horne Park Act of 1959, as amended. A-1 �I I I Obstruction - Any structure, fill or matter in, along, across or projecting into any channel, watercourse or regulatory floodhazard area which may impede, retard, or change the direction of the flow of water. Open S~ace - Any unoccupied land or water area which is not used for buildings or structures. Regulatory Flood - A flood which is representative of large floods known to have occurred in Kalamazoo County and characteristic of what can be expected to occur once in each 100 year period. Regulatory Flood Protection Elevation - The elevation to which uses regulated by this ordinance are required to be elevated or floodproofed. Screening - A screened area, of not less than twenty (20) feet in width, measured inward from the property line and consisting of either a wall, fence or tree and shrub planting which is compact and maintained in good condition at all times. The height of the screen shall not be less than five (5) feet, except where the screen would interfere with traffic safety, in which case it may be reduced in height to, but not less than, three (3) feet. Townhouse - A multiple-family building, or group of buildings, each of which contains three (3) or more attached one family dwelling units. Each living unit is usually two stories and has its own private entrance and yard. Travel Trailer - A movable or portable unit, to be towed on its own chassis and designed and constructed to provide temporary living quarters for recreational, camping or travel use. A-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 Kalamazoo-County_Amendments-to-the-Model-Zoning-Ordinance_1974 Creator An entity primarily responsible for making the resource Kalamazoo County Planning Department, Kalamazoo County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1974-09 Title A name given to the resource Amendments to the Model Zoning Ordinance Description An account of the resource The Amendments to the Model Zoning Ordinance for Kalamazoo County includes floodplain regulations, mobile home park district site plan review, and planned residential development and was prepared by the Kalamazoo County Planning Department in September 1974. Subject The topic of the resource Zoning--Michigan floodplains mobile home parks planned unit developments 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/f135a25cbf675a6f08d4acb017458e5e.pdf af15327478e1f4d7f638252a7623b8e0 PDF Text Text ��Acknowledgments City of Kalamazoo City Commission Members Mayor Francis P. Hamilton Vice Mayor Robert D. Dunbar Edwin L. Walters Caroline R. Ham Dr. Raymond L. Hightower Patricia Cayemberg Moses L. Walker The Kalamazoo Planning Commission Dr. Richard Schreiber, Chairperson Robert Hannah, Vice Chairperson The Rev. Braxton V. Burgess, Member Ann Gerould, Member Brooks Godfrey, Member Martha Moffet, Member Helen Nelson, Member Henry J. Schaberg, Member Judy Shamu, Member Past members: Patricia Michael Willie Mae Pierson William Rae City Manager Robert C. Bobb The Department of Community Development G. Michael Conlisk, Director Evan M. LeDuc, Head Planning Division Gary Niemeck, Chief Planner Allen White, Senior Planner Eileen Davis, Associate Planner Mark DuBay, Associate Planner James Visser, Associate Planner Carrol Deweese, Secretary Jerrie Dierks, Secretary Linda Robinson, Secretary Other Contributors: Sheryl Sculley Brian Chase Preparation and Financing The Kalamazoo Planning Commission Preparation of this report was financed in part through the urban planning grant from the Department of Housing and Urban Development, under provisions of Section 701 of the Housing Act of 154, as amended. The study was prepared for the City of Kalamazoo, December, 1976. ��June 1977 iii City of Kalamazoo - Preface - The Comprehensive Plan represents a synthesis of information and ideas produced as a result of data collection and analysis, position papers developed from neighborhood public meetings, and numerous meetings of the Planning Commission, both formal and informal. The plan is intended to provide a context for determining policies needed to preserve and enhance the quality of life in Kalamazoo, as well as to serve as a practical working guide for City Commission decisions. It allows the City Commission to present to the community a unified picture of long-range policies, and it enables the community to understand and anticipate Commission decisions in the context of long-range planning. Although Kalamazoo's plan is designed as a guide to the city's development through 1990, changes in the patterns of human activity require that the plan be flexible and adaptable. While planning lends stability, continuity, and rationality to change, no plan is ever rigidly fixed. Kalamazoo's plan ensures that the impact of change will be beneficial to the community; at the same time, it allows the city to adapt to the naturally changing forces of human activity. Finally, the plan is a neighborhood-oriented document. Although this summary reflects a citywide analysis of land use, transportation, community facilities, etc., it is oriented toward meeting neighborhood as well as citywide needs. The constant involvement of neighborhood and community residents will be required as the plan is continually refined and adapted to changing conditions, and as the tools needed to implement the plan are fashioned. The success or failure of the plan as a practical guide for preserving and enhancing the living environment of Kalamazoo hinges on the support of the people of Kalamazoo. This summary of the Comprehensive Plan is divided into major technical sections: Land Use, Transportation, Utilities, and Community Facilities. A glossary of terms has been provided at the end of each section for the convenience of the reader. The sections are made up of summaries of several lengthy and detailed technical reports which constitute the Comprehensive Plan. The summary also contains sections describing planning goals, strategies, and potential implementation techniques and areas of special concern related to the plan. Although the summary is quite lengthy, the Planning Commission favors a comprehensive report that provides usable substance. Advance Planning Section, Department of Community Development �Table of Contents iv Comprehensive Plan iii viii Preface Introduction 1_ _ _ _ _ _ _ _ _ _ _ _ _Goals, Strategies and Potential Implementation Techniqu_e_s_ __ I ., I ~ I Fundamental Goals of Kalamazoo's Plan 3 General Goal for Land Use Planning 5 ---------------- ----------------_ 12 _ _ _ _ _ _ _ _ _ _ _ _ _G _e _n_e_r_a_l G~~r Tr_a_ ns_,p_o_rt_a_t_io_n_ _ _ _ _ _ _ _ _ _ __ General Goal for Community Facilities 15 - - - - -- --------- -- ----------General Goal for Water Management 19 Use Component 24 - - - - - - - - - - - - -Land --- -~-----------------Residential Element 27 - - - - - - - - - - - - - - -- -- Scope 27 Recommendations 29 -----------------Housing Element 30 30 Scope 32 Recommendations 33 Commercial Element - - - - - - - - - - - -- - - -- - - 33 Scope -'-----------------------34 Recommendations --------------35 Cent r aI Business District 35 Sco_p~ __ _ 38 Recommendations ----39 Industrial Element ----- --- 40 Scope 41 Recommendations - - - - -- - - - - - - - 42 0 pen Space Element ---42 Scope 42 Recommendations -------43 FI o o d Plain Element 43 Sco~- - - - - -- - - - - - - - - - - - -- - 44 Recommendations --- - - - - - - -- - - - -- - -44 Fiscal Impact - - -- - - - - - - - - - - - - - - - - - - - -- - - - - - - 46 Land Use Glossary 72 Transportation Component --------------~--------------75 Streets and Highways Element 75 Scope 77 61 81 84 85 85 86 86 87 87 Recommendations - - - - - - - - - - -Ra i I roads Element Scope Recommendations Metro Transit Element Scope Recommendations Airport Element Scope Recommendations - -- - - - - -- �Table of Contents V City of Kalamazoo 88 94 Transportation Glossary Community Facilities Component Mun icipal Admin istrative C~nter, Police and Court Facilities Scope Recommend ations ----Fire Facilities --Sco pe Recomm end ations -Library Facilities --Scope Recommendations -Health Service Facilities Scope Recommendations Neighborhood Centers School Facilities Scope Recommendations - - - - - ----- - - Cultural/Fine Arts Amenities Scope Recommendations 97 97 98 98 98 98 99 99 99 100 100 102 103 103 103 108 109 109 109 122 ~_!ilities Co~p~nen~ 125 Wate.!:__Utility Element 126 Scope 127 Recomm endations -------128 Storm Drainage Element 128 Scope 129 Recommend ations 130 Wastewater Treatment Element 130 Scope 132 Recommendations -------------------------132 Semi-Public Utilities 134 Utilities Glossary 142 Special Areas of Concern ---------------------------145 Population and Employment Profile 149 Citizen Involvement 152 Historic Preservation Statement ------------------------153 Environment aI Consideration Statement ------------------------------156 Energy Consideration Statement 157 Equal Opportunity Statement ---"-----------------157 Needs of Handicapped Residents ---------------164 Tech n i ca I Studies Bibliography - �Guide to Tables vi Comprehensive Plan Table Subject Page 1 Comparison: Current Zoning and Land Use to Proposed Land Use 65 2 Comparison: Current and Future Residential Land Use 65 3 Comparison: Future Population to Potential Housing Units 66 4 Median Annual Income for Families 67 5 Comparison of National Standards to Kalamazoo's Commercial Land Use 68 6 Suggested Alternatives: Commercial 69 7 Summary of Annual Fiscal Impact Results for Redevelopment Alternative A 70 --------------- 70 Summary of Fiscal Impact Results for Redevelopment Alternative B ---------------------------------70 9 Summary: Annual Fiscal Impact Results New Growth Area -Alternative A 8 Summary: Annual Fiscal Impact Results New Growth Area -Alternative B 11 118 Kalamazoo Area School Enrollment Trends ----- ----- --------118 1976 Enrollment by Public School Type 12 13 • 70 10 14 15 16 17 18 19 Projected Kalamazoo Area School Enrollment Trends 118 ------Elementary School Inventory 119 Junior High School and High School Inventory --Kalamazoo County Population Projections 120 161 1976 Vacant Acreage to be Developed Residentially 161 ------162 Net Change in Dwelling Units: Based on Density Measures - ----Population and Employment Growth Rates in 162 Kalamazoo County �Guide to Figures vii City of Kalamazoo Figure 1 Subject Page Proposed Land Use 49 2 Census Tracts 50 3 Housing Deficiencies - - ---------- 51 ----------------4 --- Area Retail Centers 52 5 Potential Sites for Commercial Development within the CBD 53 6 Existing Housing in the CBD 54 7 Amenities in the CBD 55 8 Proposed Residential Development Areas within the CBD 56 9 New Reutilized, and Abandoned Industrial Sites 57 Areas Targeted for Industrial Redevelopment 58 11 Entryway Greenspace Corridors 59 12 Recreational Trails 60 13 100-Year Floodplain 61 14 Possible Redevelopment Areas Tested for Cost-Revenue Consequences 62 15 Possi bIe Residential Development Area Tested for Cost-Revenue Consequences 63 63 16 Arter i aI Designation 89 Proposed Traffic Flow: CBD 90 Phase I Short-Range Rail Solutions 91 Existing Route Structure and ¼ Mile Service Area 92 10 ---- ----~-- ------ ---- ---------------- 17 --------- ------------------- ---~------ 18 19 ------- 20 Fire Stations and Travel Distances 21 Library Facilities 111 -----------112 Health Care Facilities 113 23 Kalamazoo Public School District 114 24 School locations 115 25 Institutions of Higher Education 116 26 Growth of the Service Area 136 27 Projected Service Districts 137 28 CBD Water Main Upgrading 138 29 Proposed Channel Work 139 30 Wastewater Planning Area 140 31 Census Tracts 159 22 --- �Introduction viii Comprehensive Plan Section six of Michigan Public Act 285 (1931) charges the Planning Commission with legal responsibility to "make and adopt a master plan for the physical development of the municipality." This introduction briefly explains the characteristics, purposes, and goals of contemporary planning, and the particular goals of Kalmazoo's Comprehensive Plan. The Purpose and Functions of Planning Section seven of the same state law describes the general purpose of the plan as guiding a coordinated, adjusted, and harmonious development of the municipality and its environs which will, in accordance with present and future needs, best promote health, safety, morals, order, convenience, prosperity, and general welfare, as well as efficiency and economy in the process of development. The purpose of this plan is to protect the health, safety, and well being of community residents through the promotion of a harmonious and efficient pattern of urban growth and development. Preserving and enhancing the quality of the urban living environment requires using imagination in planning what the city could be. An effective plan will preserve and expand the city's assets in order to make the city more beautiful, peaceful, exciting, and innovative as a place to live. • The quality of the urban environment depends upon many things: cleanliness of air and water, beauty and function of aspects of the urban landscape (buildings, streets, parks, and open spaces}, and diversity of life styles enjoyed by the residents. Historical, cultural, educational, and recreational assets are all considered within the Comprehensive Plan. Fundamental to the successful preservation of these desirable assets is the city's economic base, dependent upon energy and utility resources and the transportation network. Housing supply is a critical element in any consideration of urban living environments. Planning, therefore, must be realistic about needs and about the potential for meeting those needs; it must develop practical guides to action, it must be comprehensive; it must provide flexibility; and, most important, it must serve rather than dominate the many varieties of human needs and activities. All human activities are linked to one another in some fashion, and a change in one activity pattern affects other human activities. A truly comprehensive plan, then, not only accounts for a wide range of human activities, but also recognizes how activities are linked. �Introduction ix City of Kalamazoo ------ - -- ---------- The recognition that human activities are linked, however, cautions that limits must be placed on the comprehensiveness of planning. While public planning ensures that the lives of citizens will be enhanced, their rights and privacy must be preserved. This plan will enable Kalamazoo's residents to make rationally guided improvements in the city's environment which enhance their ability to conduct their own private affairs successfully and in harmony with one another. The plan must be flexible not only because human activities are constantly changing, but also because human behavior is unpredictable. A rigid document having no provision for amendment becomes quickly obsolete. Yet, a plan that lends stability and continuity to the city's development is essential. This plan permits adaption to the changing forces of human activity while ensuring that the impact of change is beneficial to the community. The Planning Commission recommends, within the plan, a five-year update to ensure adaptation to change. State Act 285 and City Ordinance 340 allow the Planning Commission to amend or adopt portions of the Comprehensive Plan. The public is provided with opportunity to participate in the amendment procedure through a required public hearing. The Planning Commission is also charged with preparing, each year, a capital improvement program that projects needed public improvements six years into the future. The legal amendment procedures of the plan lend stability and continuity to Kalamazoo's development. Although this plan is meant to be a general guide to future development, no serious deviations from it may be undertaken without the approval of at least six of the nine members of the Planning Commission. Major land use changes, for example, must be considered according to the degree of conformance to the Comprehensive Plan. If the land use change results in amending the provisions of the plan, a two-thirds vote of the Planning Commission is needed to honor the request. By city ordinance, the City Commission retains final authority for approving the plan before it goes into effect. State law grants the City Commission authority to overrule any recommendation (including amendments) of the Planning Commission. Both actions require a two-thirds vote of the City Commission. Planning is oriented toward developing goals, cataloging needs, and proposing courses of action in order to approach the future with a clearer idea of what lies ahead. Planning must constantly monitor the patterns of urban activity and prepare for the impact of change on the lives of urban dwellers. Because Kalamazoo will continue to grow and develop, planning will help guide the change for the well being of all the community's residents. ���Goals and Strategies 3 City of Kalamazoo The overall goal of this Comprehensive Plan is to improve the quality of living for every Kalamazoo resident. To achieve this primary goal, the Planning Commission has defined eight fundamental planning goals and potential strategies for attaining them. Fundamental Goals 1 To Improve the Residential Environment by eliminating substandard housing; stabilizing residential neighborhoods through effective land development controls; increasing the variety of housing choice; expanding recreation and open space areas; providing design standards to ensure compatible land uses within residential areas; prescribing reasonable densities required for prevention of overcrowding; ensuring reasonable traffic volumes on residential streets; encouraging development of new residential areas which provide for land-use mixtures on a planned basis; and encouraging a proper mixture of compatible land uses required to produce an interesting and functional residential living environment. 2 To Strengthen and Diversity the Economy by renewing and expanding industrial areas; improving transportation facilities, strengthening the central business district; establishing and encouraging outlying shopping areas to serve neighborhood needs; supporting expansion needs of institutions for higher learning, research and medical care; providing incentives for industrial and commercial location and expansion within the City of Kalamazoo; and implementing and accelerating, through educational and special training programs, the development of resources to assure an adequate work force for industry, business, commerce and the professions. 3 To Strengthen and Enhance the Environmental Quality by identifying areas of unique environmental value and preserving them in their natural state; preventing use of the flood plain for intensive urban development; placing reasonable controls on the use of signs, promoting visual responsibility through design ordinances and cooperative programs with business and industry; making greater public use of the Kalamazoo River and Portage Creek; and providing open space in all areas to serve as urban breathing spaces. 4 To Enlarge Human Opportunities by increasing employment opportunities and ensuring equal opportunity; improving public services; supporting freedom and equality of housing choice throughout the city; and increasing the variety of housing choice within residential neighborhoods. 5 To Develop Safe and Efficient Transportation Systems by improving air and rail services for the region; continuing promotion of a multi-modal transportation center in the central business district; encouraging the compatibility of air and rail service with other land uses; alleviating rail/highway conflicts; �Goals and Strategies 4 Comprehensive Plan promoting rescheduling of local train and auto traffic to reduce peak hour traffic loads; providing public mass transit systems; implementing park-and-ride, car pool and incentive-parking programs; encouraging the separation of high-speed through and local traffic; improving the operational characteristics of arterials; discouraging through traffic within neighborhoods; and protecting the community against dominance by auto-related land uses. 6 To Develop, Maintain, and Plan for Adequate Community Facilities by encouraging the development of adequate energy sources for present and future needs at the lowest possible cost; providing efficient utility systems which fulfill present and future developmental needs; developing a fire protection system that meets response-time requirements with ease; encouraging the establishment of a cooperative emergency service system; providing for the present and future space needs of the city's police and district court operations and administrative offices; maintaining and improving citywide public health services and facilities; providing recreational facilities both on a neighborhood and on a community-wide basis; promoting the multiple use of educational facilities for all age groups; and encouraging an adequate library system to meet the needs of all segments of the population. 7 To Meet Areawide Planning Needs by cooperating on issues of mutual concern, especially in the areas of residential, commercial, and industrial development to ensure the proper utilization of the region's resources. 8 To Ensure Efficient Use of Areawide Energy Resources by conserving energy through reduction of waste in private and public use; adjusting thermal-efficiency standards for new construction; encouraging innovative, energy-saving approaches to building design and construction; encouraging home winterization; incorporating rational land use and transportation elements into this plan that result in reducing energy waste; utilizing liquid and solid refuse-derived fuels for city facilities and/ or for sale to private users; and cooperating in a regional solid-waste recovery program. �Goal and Land Use ----------------■ 5 -- --------- City of Kalamazoo tiff �Goals and Strategies 6 Comprehensive Plan To ensure the safe, healthy, aesthetic, and efficient development of the city's physical, social, cultural, and economic systems through the promotion of harmonious land-use relationships. Residential Land Use Goal Strategies and Potential Implementation Techniques Protect, preserve, and improve the quality of the residential environment, ensuring the availability of land and the balanced and harmonious future of residential development. 1 Protect viable residential neighborhoods from the intrusion of adverse land use and intensity of use through: a correction of existing incompatible or potentially incompatible land uses by rezoning and other techniques, b amending the zoning ordinance to ensure reasonable neighborhood intensities, c encouraging harmonious new development. 2 Upgrade and improve residential neighborhoods showing signs of deterioration through: a rezoning where adverse land uses have affected the viability of the residential area, b rehabilitation of residential structures to protect the neighborhood environment, c capital expenditures on streets, curbs, gutters and sidewalks to enhance the residential environment. 3 Increase the amount of land available for residential purposes by: a abolishing substandard units, b reuse of excess commercially and industrially zoned land for residential purposes, c rezoning unneeded industrially zoned land for residential use, d rezoning suitable vacant land for residential purposes. Housing Goal Strategies and Potential Implementation Techniques Protect, preserve, and improve the quality and quantity of housing, ensuring availability and choice for area residents. Preserve the existing housing inventory and ensure its value by: 1 a providing continual neighborhood improvements to extend housing life, b encouraging housing maintenance for individual structures, c requiring reasonable housing densities, d strictly enforcing an equitable housing and building code. 2 Upgrade the deficient housing stock by: a rehabilitating and/ or redeveloping blighted or declining housing, b requiring occupancy permits for rental units, c strictly enforcing housing and building code requirements. �Goals for Land Use 7 City of Kalamazoo 3 Increase the supply and broaden the choices of the city's housing through: a effective use of funding mechanisms designed to stimulate private construction, b adoption of policies to aid in reduction of home construction costs, c encouraging new and innovative forms of residential development, d allowing some mixed-use development (re idential with limited commercial/office) in residential areas adjacent to existing commercial centers or along major arterial streets. 4 Widening housing oppo'rtunities for low-income households by: a encouraging formation of an areawide low-income housing program, b ensuring the construction of housing for low-income families in dispersed locations, citywide, c encouraging adoption of federal or other rent subsidy programs for those in need. Commercial Land Use Goal Strategies and Potential Implementation Techniques To provide for the commercial needs of area residents through the planned development and redevelopment of varied and convenient shopping areas. 1 Better utilization of commercially zoned land by: a limiting commercial expansion to designated commercial centers or within multi-use developments as future demands dictate, b encouraging planned unified development of neighborhood, community and regional shopping areas, c designating nonviable commercial uses with little potential for rehabilitation as a noncompatible land use, d permitting existing viable neighborhood or community-oriented individual commercial uses as an allowable noncompatible land use, e establishing a new wholesale and warehouse district, meeting the locational need to be close to commercial centers. 2 Preservation and strengthening of existing commercial centers by: a encouraging variety and intensity of activities in commercial areas so they properly relate to the neighborhood and/or community, b limiting commercial centers to convenience shopping, c developing design standards and criteria insuring compatibility with surrounding land uses, d aiding the private sector to develop and enhance commercial centers, incorporating such features as: i) common parking areas and circulation designs, ii) landscaping for visual appearance and buffering effects, iii) sign design to fulfill a function without creating unnecessary visual blight, �Proposed historic commercial district, Michigan Avenue �Goals for Land Use 10 Comprehensive Plan iv) architectural design qualities which blend in and complement the surrounding land uses, v) restricted curb-cuts and traffic access lanes. 3 Encourage maintenance and growth of the Central Business District (CBD) by: a retaining and attracting central city functions such as professional and commercial offices in the CBD, b encouraging retail growth which will ensure that the CBD remains the commercial focal point of the city, c encouraging medium and high density residential development intheCBD, d retaining the city's administrative offices in the CBD, e maintaining and improving the design quality of the CBD f ensuring access from all parts of the city to the CBD especially the Mall and Bronson Park areas - by auto, metro, and area transportation. Industrial Land Use Goal Implementation Techniques Strategies and Potential Encourage maximum industrial development of the city in order to supply employment for its residents and improve Kalamazoo's tax base. 1 Better utilization of industrially zoned land by: a curtailing non-industrial development in industrial districts, b ensuring availability of all utilities, i.e., power, water and sewer in industrial districts, c improving and maintaining the industrial transportation system, i.e., rail, highway and air service. 2 Preservation and augmentation of the existing industrial areas by: a developing design standards and criteria that ensure compatibility with surrounding land uses, b implementing programs for redeveloping abandoned and deteriorated industrial sites in properly located and well serviced areas, c aiding in the consolidation of industrial redevelopment sites by the vacation of streets and alleys to accommodate large industrial redevelopment, d encouraging industrial redevelopment through economic means available to the city, such as Act 198, Industrial Revenue Bonds, and all other ways possible. 3 Promote economic growth and increase Kalamazoo's industrial tax base by: a establishing city bonding for industrial development, b extending utilities to new areas through cooperation, c encouraging retraining programs to ensure an appropriately skilled labor supply, Open Space Goal To encourage proper expansion, growth, maintenance, and programs for the open space, parks, and recreation systems in Kalamazoo. �Goals for Land Use 11 City of Kalamazoo Strategies and Potential Implementation Techniques 1 Encourage the wise use of land, water and human resources. 2 Preserve quality open space lands. 3 Carry out an extensive program of tree maintenance and planting. 4 Develop and expand river front areas for open space, parks and recreational activities. 5 Establish a trail and bike path system connecting major parks throughout the city. 6 Develop neighborhood parks and playgrounds in each neighborhood. 7 Establish written policies for the implementation of the park/school systems. 8 Improve maintenance of all area facilities. 9 Evaluate the total system and its subcomponents for effectiveness. 10 Identify environmentally unique areas. Flood Plain Goal Strategies and Potential Implementation Techniques To ensure judicious utilization of the flood plain while minimizing potential flood damage. 1 Improve utilization of floodplain areas by: a Establishing effective floodplain management standards which protect new construction from future flooding, b Rezoning to limit floodplain users to purposes which do not unduly suffer from the action of floods, with such uses based upon performance standards in the flood fringe and flood way. 2 Assist existing uses in the floodplain by: a Publicizing and encouraging participation in the floodplain insurance program. 3 Encourage the enlargement of open space areas in the floodplain by: a Targeting high flood-hazard areas for open space uses, b Assisting in the redevelopment of these areas through the acquisition and demolition of deterioriating structures, c Capitalizing upon the aesthetic assets of the city's water bodies to obtain funding to acquire land and monitor open space areas. �Goals for Transportation 13 City of Kalamazoo Streets and Highways Goals Strategies and Potential Implementation Techniques To develop a safe and efficient multi-modal transportation system while preserving the integrity of the neighborhoods. To minimize the widening of existing streets within Kalamazoo, except where operational improvements require widening at intersections; and to limit the construction of new facilities to those that ensure a more efficient and balanced circulation system. 1 Improve the operational characteristics of artP.rials by: a implementing a detection system for timing traffic signals, b removing on-street parking, c limiting left hand turns, d contra-flow e relieving 90 degree turns, f improving connections to the Central Business District (CBD} and all areas of the city, g continuing to monitor data concerning traffic demand and to develop other implementation techniques. 2 Increase vehicle occupancy by: a implementing car and van pooling programs, b implementing incentive-parking programs, c distributing peak-hour traffic over a longer time frame by staggering work hours in major employment centers. 3 Reduce traffic deficiencies by: a increasing auto occupancy, b increasing bus ridership. 4 Discouraging through traffic within neighborhoods by: a working with each area to determine collector streets, b developing certain controls to channel locally generated traffic to the arterial network, c designating intra-city truck routes. 5 Provide adequate pathways for pedestrian traffic and ensure the rights of the pedestrian, particularly on major arterials such as West Michigan, West Main Street and Westnedge Avenue. Railroads Goal To continue and to improve rail service in Kalamazoo, and to coordinate it with other means of transportation. 1 Solve the rail/highway conflict within the CBD and other problem areas by: a coordinating track relocation and improving connections to reduce auto-rail conflicts and improve operations, b supporting operational projects intended to monitor local auto/rail traffic, c promoting the rescheduling of local train traffic to non-peak hours of auto traffic, �Goals for Transportation 14 Comprehensive Plan d seeking financial assistance from state and federal sources for the construction of rail improvements needed to alleviate rail/highway conflicts. 2 Promote the upgrading of rail trackage in Kalamazoo by: a remaining active in the evaluation process of essential/ non-essential track designations through: i) discouraging the abandonment of essential lines, ii) considering the purchase of abandoned rights-of-way, b coordinating an ongoing inventory system of all rail lines in the city including ownership, status and condition, c coordinating the preparation of a complete inventory of all rail-highway crossings, d coordinating an ongoing priority program for crossing upgrading with concurrence of the two railroads, e seeking financial assistance from state and federal sources to accomplish the upgradings. Metro Transit Goal Strategies and Potential Implementation Techniques To expand the use and continue development of an attractive, comfortable and dependable mass transit system, which moves citizens to their desired destinations. 1 Provide better and expanded bus service by: a modifying existing routes where proven necessaryfor example: peripheral service, b implementing the limited demand/response service. 2 Improve the perception of Metro Transit as a transportation choice by: a surveying existing patronage and latent demand, b adjusting service to meet changing needs. 3 Continue to serve the elderly and handicapped with specially equipped vehicles. 4 Continue to investigate innovative means of mass transportation in Kalamazoo. Airport Goal Strategies and Potential Implementation Techniques To provide air facilities and services that are safe, adequate, convenient, well regulated, and of an appropriate quality. 1 To provide noise abatement and safety measures in the interest of an improved airport environment. 2 To improve only as necessary the operational capabilities of the Kalamazoo Municipal Airport. 3 To decrease the adverse environmental effects perceived by the residential areas surrounding the Kalamazoo Municipal Airport. �Goals for Community Facilities 16 Comprehensive Plan To attain a satisfactory aesthetic and functional relationship between public facilities, transportation, and residential neighborhoods. Administrative Center Goal Strategies and Potential Implementation Techniques To assure the accessibility of municipal offices to the people they serve, while meeting the space requirements demanded by increased administration. 1 Maintain the existing city administrative center by: a developing a detailed urban design plan of the area, b encouraging a complementary relationship with any additional municipal facility constructed in the vicinity of City Hall, c ensuring the availability of public transportation and parking in the area. 2 Accommodate the existing and future space needs of Kalamazoo's administrative center complex by: a expanding City Hall through the construction of a municipal office annex, b encouraging the continued modification of city office organization and efficiency. Police and Court Facilities Goal Strategies and Potential Implementation Techniques Fire Protection Facilities Goal Strategies and Potential Implementation Techniques Library Facilities Goal To accomplish the basic mission of providing efficient police and court service within the City of Kalamazoo. 1 Accommodate the serious space deficiencies of both police and court operations by: a expanding the existing building at its present site, b encouraging relocation of the District Court, c ensuring the availability of public transportation and parking in the area. To provide adequate fire protection to all areas of the city, with facilities, manpower, and equipment distributed according to need. 1 Develop a fire protection system which places every point of Kalamazoo within a response time roughly equivalent to a one-and-one-half-mile service radius by: a providing for the most appropriate and efficient locations for fire stations, b coordinating new site selections with the improvement plan for major streets, c encouraging area-wide fire service agreements between the city and adjacent townships. To develop a system of facilities located to encourage library use and to offer service to all age and interest groups. �Goals for Community Facilities 17 City of Kalamazoo Strategies and Potential Implementation Techniques 1 Continue to improve the availability and accessibility of library facilities by: a relocating branches to serve existing needs better, b locating libraries in businss centers, c expanding branches in areas currently lacking service. 2 Accommodate the space deficiencies of the present central library by: a expanding the existing building at its present site, b encouraging the location of a parking structure within the immediate area. Health Service Facilities Goal Strategies and Potential Implementation Techniques To assure that the entire spectrum of modern health services and facilities is readily available to all Kalamazoo citizens. 1 Maintain and improve citywide health facilities and services by: a encouraging a continuous dialogue between major providers of health services concerning area needs and potential programs, b continuing the availability of health services to all residents of Kalamazoo through proper location of potential clinic programs. 2 Minimize the adverse effects of expansion or new construction of medical facilities on the surrounding neighborhood by: a encouraging land-banking programs for future development, b recognizing hospitals as major traffic generators within the city's traffic circulation system, c providing adequate parking for both employees and visitors under carefully specified conditions such as: i) special set-back, ii) landscaping, iii) off-street parking, iv) screening requirements. School Facilities Goal Strategies and Potential Implementation Techniques To meet the physical needs of the Kalamazoo educational system through a combination of programs, physical improvements, and administrative techniques. 1 Provide a basis for continued coordination of school programming and physical development. 2 Develop a system for multiple use of school buildings and recreation areas which meets educational needs and is flexible in use by: a coordinating site selection within a park-link system, b encouraging the continued evening and weekend use of schools, c combining indoor and outdoor recreation facilities for use by both park and school systems. �Goals for Community Facilities 18 Comprehensive Plan 3 Promote the reuse of abandoned school facilities for other appropriate uses such as neighborhood centers. 4 Provide advice and assistance to private schools seeking new locations or having expansion needs. 5 Continue the coordination of planning activities between the city, Western Michigan University, Kalamazoo College, and Nazareth College. Cultural/Fine Arts Amenities Goal Strategies and Potential Implementation Techniques To encourage the retention and expansion of existing cultural/fine arts amenities in Kalamazoo. 1 Coordinate expansion of cultural amenities facilities to: a reduce negative conditions restricting facilities growth, b minimize potential traffic, parking and other neighborhood problems resulting from amenities growth. 2 Encourage reutilization of vacant school facilities to house fine arts amenities. �Goals for Water Management - - - - - - - - 19 City of Kalamazoo I I �Goals for Water Management 20 Comprehensive Plan To manage Kalamazoo's water resources and uses in order to ensure an adequate supply of quality water resources, proper use of those resources, and an environmentally safe distribution and disposal of those resources. Water Utility Goal Strategies and P,otential Implementation Techniques To encourage cooperative water resource management in the Kalamazoo Metropolitan Area, so that adequate and responsive service and high water quality is provided to the consuming public at the lowest reasonable cost. 1 Continue to provide a water supply and distribution system to serve adequately and responsively the existing and projected population by: a ensuring a highly efficient and effective management of the city's pumping operations. b maintaining the capability to provide adequate water flow through planned maintenance, renovation, and expansion of the city's pumping facilities, c maintaining operations through continuous collection of relevant data, and preparation of engineering, planning, and financial reports. 2 Maintain the purity and quality of Kalamazoo's water as set by federal or more stringent standards. 3 Safeguard our natural water resources from overuse and pollution by: a preserving the environment around our water supply through proper land use practices, b planning for and acquisition of water supply sites as needed preserves for the present and the future, c monitoring water quality data continuously and preparing annual reports for guidance and planning, d cooperating with recreational agencies to ensure that multiple uses of water resource areas are environmentally compatible. 4 Continuing coordination of water utility planning and management through cooperation with all Kalamazoo area governments and water agencies by: a developing mechanisms for cooperation in current water utility management activities, b developing mechanisms for planning for future area-wide water utility needs, c coordinating water utility, storm water drainage, and wastewater management and planning. Wastewater Treatment Goal To enhance public health and welfare through providing an adequate and environmentally safe method of wastewater collection and treatment in the Kalamazoo Metropolitan Area. �Goals for Water Management 21 City of Kalamazoo Strategies and Potential Implementation Techniques 1 Provide environmentally safe sewage treatment through: a strict adherence to state and federal requirements regarding wastewater treatment, b continuous monitoring of the demand on the capacity of Kalamazoo's treatment facility, c enlarging the treatment facility to ensure adequate treatment on a predictable demand basis, d minimizing the potential for ground water contamination. 2 Ensure comprehensive and coordinated coverage of a logical service area within the metropolitan area by: a continuing to lead in the development of a consolidated area-wide collection and treatment system, b continuously monitoring area-wide growth and responding with extension of the service systems within guidelines established in Kalamazoo's Comprehensive Plan, c coordinating where possible the scheduling of wastewater, storm water, and street and road construction. 3 Assure the citizens of the City of Kalamazoo an equitable user-charge system by: a equalizing any new construction costs fairly throughout the service area, b ensuring that operation and maintenance costs are shared proportionately by all service recipients. Storm Water Drainage Goal To enhance public health and welfare by providing an environmentally sound method of channelling and retaining storm water to minimize flooding. Strategies and Potential Implementation Techniques 1 Provide storm sewers of sufficient size to handle runoff by: a constructing relief sewers where necessary, b requiring short duration on site storage in new construction, in accordance with state law. 2 Maintain and improve natural drainage courses by: a utilizing retention facilities to prevent siltation, b cleaning and rechannelling stream channels to allow for maximum flow and capacity. 3 Require the use of all storm water retention and recharge basins by: a purchasing and developing property needed for such use, b encouraging private developers to utilize temporary storage facilities before releasing runoff into the public storm-sewer system. �Goals for Water Management 22 Comprehensive Plan 4 Encourage land uses that reflect environmentally sound drainage needs by: a encouraging the use of streams, valleys and flood plains as park or natural areas, b encouraging significant open space, pervious surfaces, or other storm water disposal techniques in the development of apartment, commercial, and manufacturing complexes. 5 Provide mechanisms of cooperation and coordination in storm water drainage systems by: a cooperating with other area governments and agencies to control storm flows of those streams in the city whose tributary area is in part outside the city, b coordinating water utility and storm drain management to make better use of storm runoff as a water resource, c cooperating with other area governments and agencies to purify and treat storm water where necessary in accordance with state law. ���Land Use Component 27 City of Kalamazoo Introduction ll The Land Use Component of the Comprehensive Plan designates the amount and location of land to be used for future residential, commercial, industrial, and recreational purposes within the City of Kalamazoo (see Figure 1). The Plan, in depicting how, where, and to what degree future land development and/or redevelopment should occur, is a step toward the achievement of the community's fundamental planning goals, as adopted by the City Planning Commission. These goals include the improvement of Kalamazoo's residential environment, the strengthening and diversification of the local economy, the enhancement of the city's environmental quality, and the expansion of opportunities for area residents. The Land Use Component contributes to the realization of these goals by allocating land to meet the city's current and projected needs for particular land uses, by arranging land in an efficient and rational manner and by minimizing the intermixture of land uses which might have adverse effects upon one another or upon the community as a whole. The plan stresses the importance of protecting the integrity of Kalamazoo's viable residential neighborhoods. The Land Use Component of the Comprehensive Plan consists of four separate elements or plans: residential, commercial, industrial, and recreational. A series of technical reports have been prepared in conjunction with the development of each of the plans. These reports analyze in great detail the city's current land use in relation to area-wide socio-economic trends as a means of isolating community needs and/or problems with respect to land use. Using the analyses in the reports, alternative solutions have been formulated to remedy community problems and recommended strategies have been developed to meet community needs. Many of the recommended strategies and alternative solutions are discussed in the following summary of the Land Use Component. (Table 1 compares current land use to the proposed land use plan.) Residential Element Based on an extensive statistical analysis of current neighborhood conditions and a series of neighborhood meetings conducted to gather citizen input, the Planning Commission adopted policy positions concerning future neighborhood development and/ or redevelopment. On the basis of the neighborhood policy positions, the Residential Element of the Land Use Component was formulated. The major purpose of this element is to allocate currently vacant land for future residential use and to recommend changes, if necessary, in previously developed residential and nonresidential areas. Scope The Residential Element of the Land Use Component designates not only the amount and location of land intended for residential use, but also its probable density and intensity of use. Density is defined as the number of residential units per acre of land; intensity of use, on the other hand, reflects the physical character �28 Land Use Component Comprehensive Plan of the residential development. A density classification of low, medium, and high was used in the residential land-use planning process: 1-4 dwelling units per acre (du/a) is low; 5-10 du/a is medium; and 11 du/ a or more is considered high. Table 2 compares the current residential land use to the proposed residential land use plan. The results indicate that the proposed plan would expand the amount of residential land by some 1,369.53 acres. Most of the land increase would be targeted for low-intensity development, permitting multi-use construction within the required 1-4 du/ a. This would allow the city to accommodate 5,000 more residential structures than existed in 1975 (see Table 3). Given this data, the city's ability to hold additional housing units or, more technically, its residential "holding capacity" was found to have an upper limit of 33-34,000 housing units. Comparing the holding capacity to the projected Kalamazoo population, it is apparent that the proposed residential land use will accommodate potential growth through 1990. To ensure that all those who wish to live within the Kalamazoo area are able to find adequate space for their housing needs, the city plan promotes the adoption of a Regional Housing Policy by all local governments within the planning area of the Southcentral Michigan Planning Council. Such a policy, if adopted, would speak to the issue of a more equitable distribution of housing opportunities throughout Kalamazoo's metropolitan area. -Neighborhood Analysis -- ---- The Residential Element documents the analysis of the city's current residential zoning and land use patterns. This analysis was conducted as a means of isolating current problems of incompatible land uses and excessive residential densities. In reviewing statistical descriptions of current neighborhood conditions, it was found that portions of the Northside, Edison, Central City, and Eastside neighborhoods contain deteriorated housing. A mixture of residential, commercial, and industrial land uses has prevented these areas from remaining viable residential neighborhoods. Their proximity to the Central Business District and established industrial zones demands that portions of these neighborhoods be redeveloped and used for more productive commercial or industrial purposes. Other portions of these neighborhoods are suitable for residential use, but require extensive residential rehabilitation and, to some degree, redevelopment. To safeguard potential private/public investment, many residential areas within these neighborhoods must be rezoned from their current industrial designation to recognize their residential character. The residential land use analysis revealed further that many of the older inner-city neighborhoods, among which Vine is a prime example, suffer from problems caused by excessive residential densities. In these areas, most of the street network includes �Land Use Component 29 City of Kalamazoo ------ extensive patterns of narrow places and courts where singlefamily structures were developed with minimal yards. A high degree of conversion to multiple units has also occurred in the core area, causing greater transiency and serious incidents of deterioration. These factors, coupled with more cars, have placed an extraordinary strain on the inner city's residential environment. While Kalamazoo is a residentially-mature city, there are still some 1,754 acres of currently vacant land available for new-homes construction. Recent trends have shifted housing preferences from single-family dwellings to more economical multipledwelling units. This trend encourages land owners, especially those along major thoroughfares, to develop their properties for multiple-family use. Although many single-family neighborhoods have felt the growing presence of new apartment construction, the trend has been of particular importance in high demand areas like those adjacent to Western Michigan University. Constructing apartment complexes in close proximity or within well established single-family neighborhoods can often adversely affect the character, value, and viability of such neighborhoods when good design standards are not followed. Recommendations It is the intent of the plan not to significantly change existing area densities except where specifically designated for increases due to new redevelopment. In developing areas the plan proposes to protect surrounding or adjacent single-family neighborhoods from the intrusion of large scale multiple dwelling development. In both instances a simple density designation would not fully represent the proposed action inherent within the Comprehensive Plan. The intensity designation for residential areas within the Comprehensive Plan represents a relationship between existing and/or proposed density, the characteristics of a given site and its location in the anticipated community land-use pattern. Intensity takes into consideration the relationship between any given proposed development and the structural mass (building bulk} and open space of surrounding or adjacent developed property, as well as the Planning Commission's stated goals for an individual neighborhood. The proposed Residential Element of the Land Use Component recommends that the amount of municipal land devoted to residential use be expanded from its current 38.8 percent to 47.0 percent once the plan is fully implemented. Most expansion will result from the residential development of the vacant land, noted above. A majority of all currently vacant land is located in residential areas which are predominately single family in character. Residents of these areas have expressed their concern at public meetings and through other channels of communication that the character of their neighborhoods may be impaired if �I Land Use Component 30 Comprehensive Plan apartment complexes and other similar high intensity residential uses continue to be constructed within their boundaries. Because market trends indicate that multiple dwelling units will continue to be in high demand in coming years, their development cannot and should not be limited. To minimize their impact on existing single-family neighborhoods, the plan encourages the development of residential areas which provide land use mixtures on a planned basis. This allows construction of a full range of activities and housing types within single-family neighborhoods (including mid-rise apartments of three to six stories), but reduces the possible deleterious effects by ensuring low overall residential intensity. To assist the city in improving the quality of life within its existing residential neighborhoods, the plan recommends utilization of a number of implementation techniques. Foremost among such strategies are those that stimulate neighborhood preservation, stabilization, rehabilitation, and/ or redevelopment. Neighborhood deterioration results from the interaction of numerous complex socio-economic variables. The Housing Element, which is summarized in the following discussion, analyzed Kalamazoo's housing market in terms of local supply and demand. Certain attributes of each were found to be responsible for causing, at least in part, the deterioration of many older, inner-city neighborhoods. Strategies include the rezoning of land where incompatible land uses currently exist, and amending the city's zoning ordinance to ensure reasonable neighborhood densities. Housing Element In 1949, Congress declared that every American family should have a "decent home." Since then, numerous federal programs have been designed and implemented to meet this elusive goal. This element of the Comprehensive Plan was written in compliance with current federal requirements to evaluate the condition of Kalamazoo's existing housing stock, to analyze the current and projected housing needs of area residents, and to establish policy in light of community goals for the preservation, renewal, and expansion of the existing housing supply. The intent of this study is to promote the betterment of Kalamazoo's residential environment through the reduction or elimination of identified problems and the adoption of realistic planning policies to guide the responsible development of future residential areas. Scope To determine whether Kalamazoo's housing supply is currently meeting the needs of area residents and to determine the likelihood of its meeting community needs in the future, an analysis of housing supply-and-demand characteristics was performed. Included in the analysis were supply statistics descriptive of present housing quantity, quality, type, age, density, value, cost, occupancy, and tenure. These statistics, �Land Use Component 31 City of Kalamazoo which were presented on a census-tract basis, were related to the socio-economic characteristics of area residents (see Figure 2 for a map of census tract boundaries). The findings from this analysis suggest that the city suffers from three distinct but interrelated problems. The first stems from the fact that area developers are unable to construct low-cost housing profitably within the City of Kalamazoo. In recent years, newly constructed single-family homes have been typically constructed for sale in a median price range of $35-40,000, while the median rent in large, privately-built apartment complexes ranges from $192 to $294. Household income statistics suggest that while Kalamazoo's relatively affluent families can afford such costs, many others are simply priced out of the new housing market. The second problem, the concentration of low-income and minority groups within the city's older inner-city neighborhoods, results in part from the first. Because competitively-priced homes are difficult to locate in Kalamazoo's newer residential areas, many low-income families are forced to buy or rent homes in the city's older, less expensive neighborhoods, particularly those adjacent to the Central Business District (see Table 4 for the distribution of median income by census tract). Stuart, Douglas, Central City, and the Northside neighborhoods have become less attractive in terms of home ownership since 1960 and, as a result, have experienced an increase in the number of neighborhood rental units. Large single-family homes have, in addition, been converted to accommodate high student demand for rental properties within these areas. These conversions have caused problems of excessive residential densities, increased traffic, front-yard parking, inordinate amounts of trash, and a noticeable lack of home maintenance. The physical deterioration of Kalamazoo's current housing supply is considered the city's third major housing problem (see Figure 3). While 4.2 percent of all housing units within the city were declared deficient to some degree in 1975, parts of the Northside, Central City, Edison, and Vine neighborhoods had, in the same year, housing deficiencies in excess of 10 percent. While age and, in some instances, soil construction are factors responsible for physical deterioration in many of the city's older neighborhoods, such deterioration has been accelerated by the financial inability of home owners to provide or renters to induce the provision of proper home maintenance. The Housing Element of the Comprehensive Plan also includes a discussion of the results of 19 neighborhood meetings conducted earlier this year. Citizens at these meetings, in describing current neighborhood conditions, reinforced the findings of the statistical analysis performed in isolating the stated problems. Physical �- a Land Use Component 32 Comprehensive Plan deterioration, tenant abuse, landlord neglect, the conversion of single-family homes, and the problems related to excessive residential densities were cited most frequently by residents of inner-city neighborhoods as being prime detriments to the quality of life within these areas. Citizen complaints from many of the city's newer outlying neighborhoods emphasized the lack of capital improvements like sidewalks, street lighting, and curbs/gutters rather than the quality or condition of housing within their neighborhoods. Recommendations It is recommended that Kalamazoo approach the solution to the city's current housing problems in three ways. First, the city must adopt and utilize techniques which will promote the preservation of currently sound residential areas and encourage the rehabilitation of those displaying signs of physical deterioration. The Community Development Department has recently completed a comprehensive study of the city's code-enforcement program. Improved procedures should permit the employment of a new and intensive code-enforcement program as a primary means of attaining neighborhood preservation, stabilization, and rehabilitation. This approach, by requiring individual homeowners and landlords to maintain their properties to specified standards, should improve the quality of Kalamazoo's residential environment but, at the same time, require the city to expend few public funds. A loans-and-grants program m1;1st, however, be coupled with an approach to reduce the cost burden for low-income families. Without such a program, many families will simply be unable to afford the repairs necessary to bring their homes up to the standards specified within the city's building code. Such a program must be a cooperative effort between the public and private sectors. A second strategy recommends the expansion of the city's total housing supply. Kalamazoo can achieve an expansion of its housing supply through the vigorous use and promotion of federal programs and agreements with financial institutions intended for this purpose, and the development of a cooperative agreement between the city and the private housing industry. By encouraging an increase in the number of available housing units, the city would ensure greater opportunity for all citizens to locate in units of preferred quality, cost, type, and style. An abundance of available housing units would, in addition, permit the removal of substandard units, encourage more competitive pricing practices within the market, and promote an overall upgrading of the city's housing stock. A third recommended public strategy suggests the expanded use of federally-funded rent subsidy programs. By providing rent subsidies to low-income residents, the city would encourage landlords to improve the quality of their rental properties as they �Land Use Component 33 City of Kalamazoo -----------------compete for the expanded resources of low-income families. This should not only induce the rehabilitation of deteriorated rental units and promote continued maintenance, but should also permit low-income families to choose more freely the location of their homes. Commercial Element In the last several decades, the number and nature of commercial establishments within Kalamazoo has increased and changed dramatically. The most significant change in commercial development has been the growth of three regional shopping centers outside the city's corporate limits. The emergence of these regional centers, in raising the level of competition for the consumer dollar, has adversely affected many of Kalamazoo's older and perhaps less efficient commercial areas. The Commercial Element of the Land Use Component analyzes Kalamazoo's numerous commercial districts in order to assess their present viability and to determine their probable future need. The major purpose of this element is to target land for future commercial activity and to recommend policies to guide and strengthen Kalamazoo's broad commercial base. Scope To determine Kalamazoo's present and future commercial needs, an analysis was made of present commercially zoned land, current commercial land use, the absorption of land into commercial use, and business turnover and vacancy rates. Kalamazoo has twenty-eight major/minor shopping areas excluding the Central Business District (CBD). The following is a discussion of these areas. A summary of the CBD analysis is presented separately. A comparison of Kalamazoo's commercial land use distribution with national standards revealed that, for a city of its size, Kalamazoo has much more land zoned for commercial purposes than is thought necessary by good design practice. Over 70% of the 441 acres currently in commercial use are located in unplanned commercial areas, a majority of which are classified as strip-commercial developments. Despite an overabundance of land zoned for commercial purposes, Kalamazoo's need for neighborhood shopping centers has not been met. (see Table 5). Large amounts of unplanned commercial land use causes inefficiencies and problems such as increased traffic and traffic accidents, unnecessary air and noise pollution, and a wasteful use of valuable energy and land resources. While absorption rates indicate that much of the city's commercially zoned land could be absorbed into commercial usage over the next twenty years, business turnover and vacancy rates suggest that many existing commercial areas are already unstable and in need of revitalization. Allowing commercial activity to increase without renewing or redesigning older commercial areas will serve only to reinforce growing commercial decay. �I - Land Use Component 34 Comprehensive Plan An important part of the Commercial Element included an analysis of the city's twenty-eight major/minor shopping areas to permit the isolation of problems specific to each. In reviewing the full range of existing problems, it was found that five techniques, used either alone or in combination, may prove to be effective in ameliorating, if not solving, problems currently found or anticipated in commercial areas. These techniques and their definitions are as follows: 1 Zoning Reassessment/where existing commercial zones are not being used 2 Consolidation/where stable commercial areas should have easier access and better service 3 Aesthetic Planning/where use of green spaces would enhance commercial areas 4 Improvement of auto/ pedestrian traffic/where access for cars and pedestrians is improved 5 Preservation/where the area in question needs little or no change Figure 4 displays the location of the twenty-eight areas analyzed, while Table 6 indicates the alternate techniques suggested for use in each. Recommendations It is recommended that the amount of land zoned for commercial use be reduced in accordance with current/projected community and neighborhood needs. Future commercial expansion should be permitted to occur only in those areas proved viable or targeted within the Comprehensive Plan, and the Central Business District should be maintained as the principal commercial center in Kalamazoo. Commercial land uses which have been found to be of marginal value and which shows little potential for rehabilitation should be designated as non compatible land uses and ultimately removed. Unplanned commercial sites which are scattered throughout neighborhoods should be allowed to remain only if they provide substantial service to neighborhood or community shoppers. It is recommended that such unplanned but viable commercial areas be used as a basis for future commercial development within an area and that such areas be redeveloped to meet the standard definition of neighborhood or community shopping areas. Many problems between existing commercial development and surrounding residential areas stem from poor site-planning and/ or design. The adoption of workable design standards and criteria to ensure the proper development of future commercial sites and the potential redevelopment of existing areas is recommended. In redevelopment of existing areas, private �Land Use Component 35 City of Kalamazoo individuals will be encouraged to enhance the beauty and use of their commercial properties by incorporating such features as common parking areas, improved circulation patterns, and landscaping, including signs, utility lines, and service areas, to buffer adjacent areas from possible adverse effects. In order to incorporate necessary flexibility within the plan and to meet community needs, it is also recommended that commercial development be allowed within multi-use developments in areas located on major arterials or adjacent to existi g stable commercial centers. The plan views the City Market as an asset to Kalamazoo and recommends that such a facility be maintained. Central Business District Before World War II, Kalamazoo's Central Business District (CBD) served as the sole regional shopping center for the metropolitan area. In the last decade, however, three additional regional shopping centers have emerged: Maple Hill, West Main, and Southland. These enclosed malls, which are outside the city's corporate limits, have significantly raised the level of competition for the consumer dollar. Kalamazoo's downtown mall has, in recent years, lost its place as the number one retail area. The Maple Hill and West Main Malls, according to the 1972 Census of Business, had the highest sales volume of any commercial district in the metropolitan area. A consumer market survey has shown further that the Maple Hill and West Main Malls are preferred by nearly one-half of all shoppers within the City of Kalamazoo. Despite this shift in area-wide shopping preferences, Kalamazoo's Central Business District continues to play a crucial role in the city's economic life. The following statistics suggest its importance. While the CBD accounts for only 1.1 % of the city's total land area, it generates 6.4% of the total tax revenue for the city and the school system. It also generates no less than 10% of Kalamazoo's sales revenue and perhaps up to 25% of its total yearly receipts (approximately $154.1 million in 1972, according to the Upjohn Institute). Currently a fourth regional shopping center is being planned south of Southland Mall in Portage. The development of another commercial center within Kalamazoo's market area will undoubtedly impact both the existing enclosed regional malls and the CBD. When this fact is coupled with area market and population projections, the possibility of the Central Business District's maintaining its current sales levels seems remote unless steps are taken to bolster its market position. Scope It is vital to Kalamazoo's local economy that the CBD remain healthy. The development of new commercial areas within the CBD may prove to be the greatest stimulus for continued economic growth and viability in the Kalamazoo area. Figure 5 indicates that portion of the CBD which has been suggested as a potential area for new commercial development and/ or �I - a Land Use Component Comprehensive Plan redevelopment. Analyses showed several other existing factors which could potentially influence the direction of growth within the CBD. These include specifically housing, parking and the rail/highway conflict. Housing The construction of quality residential units within the CBD could help not only to stabilize existing fringe residential areas, but could also provide an excellent clientele for downtown merchants. Currently, as the following statistics indicate, residential uses make up only 2.5% of the total uses in the CBD. This figure would be considerably less if the fringe CBD blocks on the western and southern edge of the Central Business District were to be excluded. Square Footage by Use in CBD CBD Square Footage Net Retail* 1,470,119 18.8% Net Service* 584,238 7.5% Net Office* 660,812 8.4% Manufacturing 287,982 3.7% Vacant Space 240,178 3.1% Storage 959,027 12.2% Public 446,418 5.7% Residential -------Parking 192,400 2.5% 1,002,149 12.8% 619,000 7.8% 1,076,288 13.7% 298,059 3.8% ----- Bronson Hospital ----- ----Upjohn Co. Vacant Lots Total 7,836,670 sq. ft. % ofTotal 100.0% * Less area devoted to storage or vacant space. As part of the study to determine the potential for new CBD housing, the Community Development Department analyzed the existing condition, location, and types of residential structures within the CBD. The analysis revealed the existence of four major categories of housing types. (See Figure 6 for their location) 1 Single-family and conversions ( converted from single-family homes to two or more) 2 Older multiples (3 or more units) 3 Older hotels (institutional and group quarters) 4 Modern hotel-motels. 36 �Land Use Component 37 City of Kalamazoo - - -- - - - - Generally, it was found that the structure and/or site conditions of all housing within the CBD is in need of major improvements both to bring it up to code and to provide residents with a quality residential environment. A consumer market survey conducted by the Community Development Department revealed that certain socio-economic groups would be interested in locating their homes within the CBD if quality housing units were available. Many of those interested work in the downtown area. By socio-economic group, those who fall into the professional/managerial level and those who are in the retired and low-income classification make up the bulk of those who would consider living downtown. In terms of structural type, new townhouse developments were stated most frequently as preferred by upper and middle-income groups. Among potential low-income CBD dwellers, apartment living was the preferred choice. Through conversations with people interested in downtown housing, it became clear that many of these people see Kalamazoo's Central Business District as offering many civic and cultural advantages. Indeed, the CBD has an excellent concentration and variety of very desirable amenities that are not available in other residential areas of the city. Social and cultural institutions, such as churches, library, museum, and art center with their varied activities and displays are easily accessible. Entertainment and recreational activities exist in the form of theaters, night clubs, restaurants, convention centers and movie theaters. Public parks and tree-lined streets exist for passive activities. Health facilities, police and fire protection are provided within blocks of any area of the CBD. Shops providing items for any need are located along the Kalamazoo Mall or the CBD's many commercial streets. (See Figure 7) Parking While the construction of additional housing within the CBD may bolster the economic expansion of Kalamazoo's downtown area, the lack of sufficient parking may act to inhibit such growth. Because Kalamazoo's main retail competition, the enclosed regional malls, provide free parking, it is imperative that sufficient parking spaces be made available within the CBD. The cost of such spaces may discourage a few potential shoppers from the onset, but their inability to find convenient parking spaces on a regular basis may, in the long run, be much more damaging. A lack of some 965 parking spaces within the South Mall area already exists while a lack of 177 spaces potentially exists in the North Mall area, as soon as the Kalamazoo Center and other North Mall structures become fully occupied. Future needs tor additional parking within the Mall area could also be affected by such potential developments as a new County Building, expansion of businesses on the Mall or a large scale project constructed on one of the several city-owned lots. Consideration should be given to �Land Use Component 38 Comprehensive Plan the construction of other parking ramps so as to provide needed parking spaces without using large areas of prime space within theCBD. ------- Rail/Highway Conflict Another factor which may influence the economic growth of the CBD is a problem known as the rail/highway conflict, most visible when trains block intersections. The ConRail main classification yard is located immediately east of Kalamazoo's downtown area. Local movements are arranged in accordance with the production schedules of local industry. Since these schedules fluctuate, movements can occur during peak hour auto traffic. The problem becomes intensified as a result of two additional factors: 1) the tracks which are in poor condition are constructed with a curve which slows rail movements, and 2) backing movements are frequently necessary to get a train onto its destination track. A single train may block major arterial streets two and three times before leaving the city for its final destination. {Please refer to the Railroad summary in the Transportation Component for a more complete review of this problem.) Although Kalamazoo residents have lived with the rail/highway conflict for many years, the long term continued economic vitality of the city's CBD may, to some extent, depend upon its immediate solution. As competition for the consumer dollar increases, it becomes more important to provide a shopping environment which is free from both hassle and unnecessary delay in arrival and departure. Recommendation The plan recommends that the CBD be reinforced as the city's major commercial center. To this end, specific consideration has been given to commercial and residential development, parking and traffic circulation. In order to maintain the CB D's vitality it is recommended that increased commercial development be encouraged in a controlled form that allows for multiple uses such as retail, office, and residential functions. Any CBD residential development is viewed as desirable for it will supply an additional market for downtown merchants and stabilize the area's tax base. New housing in this area could replace deteriorating structures and create open space through the functional design of apartment buildings with proper site consideration. It is recommended that new housing should preserve existing residential scale, street trees, and limit nonresidential blight. The location of future housing in the Central Business District is recommended in five special areas as shown in Figure 8. The number of each area indicates priority with one, being the most desirable and five, the least. Housing development is recommended to be limited north of Michigan Avenue in the CBD because of nonresidential character of the area and lack of sufficient �Land Use Component 39 City of Kalamazoo ------- amenities. Area Vis seen as a housing rehabilitation or new midrise area. Area IV was selected because of its proximity to the Central Business District and the availability of a possible site where there are large expanses of surface parking lots. A large site could be developed to provide open space not currently provided. Housing types seen in this area are mid-rise with possible high-rise. Areas Ill and II are seen as mid-rise apartment developments to match the mid-rise character of surrounding buildings. The sites are located close to all amenities. Urban open space fringes the area with Bronson Park and the Kalamazoo Mall. These sites are currently vacant or used for parking and are located close to major downtown employers. With respect to parking, it is recommended that serious consideration be given to several strategies that would free spaces for retail customers in the CBD. It is recommended that the potential need for parking be met with the construction of parking structures in both the north and south mall areas. Because the city-owned lots take up such a large area in the CBD, it is recommended that some means for landscaping these areas be found to enhance the central environment of the CBD. Please refer to the Railroad summary within the Transportation Component for a comprehensive review of these recommendations. lfff l-- 1H 1 Industrial Element It is also recommended that traffic flow to the CBD from the south be improved through the operational improvements on Burdick. These improvements would be linked to the proposed circulation pattern within the CBD and the proposed parking structure on the South Mall. The industrial goal of the Comprehensive Plan is to encourage maximum industrial development in the city to supply employment for its residents. Proposed implementation techniques will ensure an improved industrial base without detrimental effects on the environment or the character of adjacent neighborhoods. Based on national land-use standards provided by urban design criteria and an analysis of current industrial land use and zoning within Kalamazoo, the city has an extensive amount of land zoned for industrial purposes. Two reasons account for such extensive industrial zoning: first, Kalamazoo zoned an inordinate amount of land along the river for the anticipated growth of the paper industry. Second, in the late 1950's, as industrially zoned land was annexed, no reassessment was made of Kalamazoo's industrial districts. In addition, considerable industrial development has occurred outside the city, due to lower land costs and increased use of private auto. �Land Use Component 40 Comprehensive Plan Scope While the city has 3,896 acres of industrially zoned land, only 862 acres are actually utilized for industrial purposes. The city's absorption of industrially zoned land into industrial use has been relatively low over the last five years. This and other trends suggest that industrial growth within Kalamazoo will continue to be slow in coming years and will, perhaps, never require the amount of land currently zoned for industrial purposes. Large portions of Kalamazoo's industrially zoned land are either vacant or being used for nonindustrial purposes. This situation is due primarily to the industrial zoning of residential areas near the river and the use of industrially zoned land for commercial development. To determine which industrial areas are most viable and which therefore, should be eligible for retention as industrial zones, an analysis was conducted in which the city was divided into four separate districts: A, B, C, and D. The boundaries of District A correspond to those of the Eastside neighborhood. District B includes the northern portions of the Central City and Edison neighborhoods and the eastern portion of the Northside neighborhood. District C includes the Milwood neighborhood in its entirety, the southern portion of the Edison neighborhood, and eastern portions of the Parkwood and South Westnedge neighborhoods. District D includes all of the Stuart and the western half of the Northside neighborhoods. Each district was compared in terms of the number of industrial building permits issued for the district in the last seven years, the dollar value of the permits and the ability of the districts to attract and retain industry. The latter test of viability was measured by subtracting the number of industries which ceased to function within the district from the number which relocated from outside the city into the district. Using the above stated criteria, it was found that districts A and Dare nonviable industrial-growth areas. Both these districts account for only 9.3 percent of the total number of industrial permits issued for the entire seven-year study period. The value of the developments within these districts, when compared to the values of districts B and C, was found to be insignificant. District A was unable to attract any new development during the study period with an assessment greater than $100,000, while District D lost two of the seventeen industries which have left Kalamazoo since 1950. It was discovered that several areas within or adjacent to District B require as well as merit industrial redevelopment (See Figure 10). Redevelopment advantages which are currently in effect within these areas include the availability of wastewater and rail facilities at all locations, recently improved streets in some locations, relatively close proximity to the Central Business �Land Use Component 41 City of Kalamazoo District, and many sound, multi-storied structures which, although currently in disrepair, could provide suitable quarters for many types of industries when properly rehabilitated. Potential advantages which could encourage redevelopment within these areas include improved north-south access via the relocation and improvement of the U.S. 131 Business Route, the potential transfer of gas allocations from abandoned facilities to those targeted for redevelopment, and the solution to the rail/highway conflict. A factor which may inhibit the redevelopment of these areas is the expense and difficulty of aggregating contiguous parcels of land. Most industries, today, require large amounts of floor space on a single level to accommodate large-scale, continuous-flow production techniques. Conflicting uses of land, such as industrial and residential, are freely intermixed throughout the suggested redevelopment areas. Numerous small residential lots and many well maintained residences intensify the dual problems of costs and aggregation. Further analysis indicated that District C contains some of the city's largest sites currently zoned for industrial development. These sites are presently being subdivided into smaller lots for such purposes. Because District B already contains sites ideal for small industrial plants, the city should adopt policies to encourage smaller industries presently locating in District C to choose, instead, sites within District B. Such policies will promote the redevelopment of District B while leaving larger sites within District C free for larger industrial development. Recommendations It is recommended that industrial areas being used for other than industrial purposes be rezoned according to their predominant use. The creation of a wholesale district is recommended with the industrial portion of the Edison neighborhood where commercial/ service uses predominate. Residential areas within industrial districts should, likewise, be rezoned in accordance with projected needs for and absorption of industrial land. In addition, open access between the Central Business District and the Northside is proposed within the light industrial redevelopment area north of the Metro Transit Facility. The Comprehensive Plan proposes 2,021.27 acres of industrial land use, removing large areas of land currently being utilized for other purposes, and allowing 1,008.46 acres for future industrial development. This provides the city with opportunity to eliminate the downgrading of viable residential or commercial areas previously targeted for industrial development while maintaining Kalamazoo's ability to attract new industry. The industrial plan will ensure the availability of all water and sewer in industrial areas, and an improved overall transportation system including rail, highway, and air service. It also recommends �I Land Use Component 42 Comprehensive Plan the curtailing of nonindustrial development in industrial districts to reserve available large vacant parcels for industrial use. Special emphasis is given to development of abandoned and deteriorated industrial sites through the proposed programs to aid in the consolidation of property, including acquisition and demolition of dilapidated structures to preserve existing industrial areas. To implement these strategies, the city will have to take an aggressive role in stimulating industrial development through continued use of financial incentives and the county's overall economic development authority. Encouraging retraining programs to ensure an appropriately skilled labor supply will also help to attract new industry to the area. Open Space Element The Comprehensive Plan recognizes open space as an essential land use. Open space provides city residents with fresh air, sunlight, and an opportunity for physical exercise. It is the intent of the open space plan to preserve unique areas of natural interest and improve overall landscaping to create a more positive environment for the residents of Kalamazoo. This will be accomplished through the proper expansion of recreational programs and careful maintenance and growth of the city's open space and park system. Kalamazoo presents a unique opportunity to create a quality urban environment. The city is well endowed with natural physical beauty preserved in park land, tree-lined streets, rivers, and lakes. Attempts to preserve and enhance these qualities have resulted in the creation of Crosstown Parkway, the improved water quality of the Kalamazoo River, Kleinstuck Preserve, and the Asylum Lake area. Scope In preparing an outline for its Master Plan, the Department of Parks and Recreation extensively inventoried park land and facilities throughout the city. Included within the outline were standards and criteria used in classifying future recreational needs both on a city-wide and a neighborhood basis. Apparent deficiencies were noted and plans for their correction suggested. The findings and recommendations of the Parks and Recreation Master Plan have been incorporated, in their entirety into this document. These include the priorities for acquisition of property for recreational use in Westwood, Oakwood, and Arcadia neighborhoods. Specific additions to the inventory include a proposed entryway beautification program and a system of recreational trails (see Figures 11 and 12). Recommendations Building on this sound base, the open space plan emphasizes significant physical improvements in deficient residential areas. It also recommends continued preservation and improvement of the total visual appearance of Kalamazoo. �Land Use Component 43 City of Kalamazoo Assessment of deficient residential areas on the Northside, Edison, Central City, and Eastside have resulted in strategies to reduce the adverse effects of improper land use development. Commercial and industrial site design, reduction of large-scale signs and large, open, paved parking areas are seen as means to promote an improved visual environment. In addition to enhancing the general environment of Kalamazoo the open space plan proposes increased park land on a neighborhood basis through redevelopment and rehabilitation of existing park and school sites. Necessary acquisition would be minimal and developed on a strict priority basis. Extensive streettree planting programs and entryway beautification projects are recommended. These would be carried out in conjunction with the transportation plan. Landscaping along major arterials would not only provide aesthetic entrances to Kalamazoo but would also buffer residential areas, screen industrial uses, and add harmony to strip-commercial areas. Utilizing the Kalamazoo River, its tributary creeks, lakes, and marshes as active and passive recreational focal points, a system of recreational trails has been proposed. By linking existing park areas, vacant city-owned property and institutional lands with these natural amenities, neighborhood access would be provided throughout the city's total park system. An opportunity to walk or bike to recreational activities or scenic areas would be provided to all residents of the community. I& Preservation of Kalamazoo's areas of unique environmental value such as the city's water bodies- its lakes, creeks, ponds, and river; its water recharge areas; Kleinstuck Preserve and the Hull Estate constitutes a primary emphasis of the Comprehensive Plan. Flood Plain Element The floodplain located within the City of Kalamazoo is comprised of the Kalamazoo River and its tributaries- Portage and Axtell Creeks and the land adjacent to their channels (Figure 13). Approximately 708 acres or 4.5% of the city's total acreage is in the floodplain with the greatest amount of land and the highest intensity of development in the Crosstown Parkway area. The intent of the Floodplain Component of the Comprehensive Plan is to examine the intensity of development within the floodplain and to recommend policies to regulate land use therein. Scope The floodplain is divided into the floodway and flood fringe areas. The floodway is a high flood-hazard area and generally there is very little development there. The flood fringe contains 439 or 91.5% of the 480 structures in the floodplain with land uses diversified among residential, commercial, industrial, and vacant land uses. Residential uses number 216 or 45% of all structures in the floodplain with 99 structures utilized for industrial purposes. Several industrial structures are located in the floodway. �I I Land Use Component 44 Comprehensive Plan Recommendations In order for a community to qualify for the National Flood Insurance Program, the Community must commit itself to floodplain management which protects new construction from future flooding. Floodplain management is an overall program of corrective and preventive measures for reducing flood damage including emergency preparedness plans and regulations such as portions of zoning, subdivision, building, or floodplain ordinances. Zoning is the most widely used tool to regulate land use within floodplains. It is recommended that the city utilize performance standards for permitted uses in the flood fringe and floodway. Such zoning techniques would insure judicious use of the land compatible with the overall goal of minimizing potential flood damage. Fiscal Impact Scope To assist in selecting the most economically viable Land Use Component, cumulative fiscal impact relationships of proposed new development and redevelopment areas in the city of Kalamazoo were analyzed. All land use alternatives were examined in terms of public expenditure and revenue impact upon city finances. Figures 14 and 15 show the five areas studied in the cost-revenue analysis. Two alternatives were analyzed for each area, with the existing development pattern compared to the pattern outlined in the Land Use Component for the four redevelopment areas located in central city neighborhoods. The four redevelopment areas identified in Figure 14 are described as follows: 1 The eastern portion of the Northside neighborhood comprising 54 acres of mixed uses proposed for industrial redevelopment; 2 A 13-acre site of commercial and industrial uses within the Central Business District, proposed for commercial development; 3 A 66-acre site of commercial and residential uses in the Vine and Central City neighborhoods, proposed for medium and highdensity ·residential redevelopment; and 4 A 154-acre site of mixed uses in the Edison neighborhood, proposed for commercial-wholesale redevelopment. Tables 7 and 8 summarize the annual fiscal relationships for the four redevelopment areas, with Alternative A representing existing conditions, and Alternative B representing the desired end results. �Land Use Component 45 City of Kalamazoo Alternative A represents potential development at an intermediate density and larger population: Alternative B represents the density targeted in the Land Use Component and emphasizes predominantly low-density development. Tables 9 and 10 outline projected fiscal relationships for the area targeted for new residential development. Recommendations The five proposed alternatives outlined in the Land Use Component would result in a projected annual surplus balance of $374,105, delineated as follows: $329,405 Central city redevelopment areas 44,700 New residential development area $374,105 Total When implemented, the four Central City redevelopment proposals targeted in the Land Use Component are expected to produce a net annual increase of $495,560, compared to public service costs under existing conditions. At present, a 60 percent deficit exists between projected city revenues and expenditures for these areas. Under the redevelopment proposal, a surplus of $329,405 or 32 percent would accrue annually to the City of Kalamazoo. In the residential area proposed for greatest growth in population and service demands, the residential alternative emphasizing low-density development is more cost effective than the intermediate-density proposal. The $193,000 difference is in large measure, however, due to the disparity in average assessed valuation between single-family homes and townhouses or apartment units. It is recommended that the four Central City redevelopment proposals and the low-density residential alternative fodhe Arcadia-Knollwood-Westwood areas be implemented as designated in the Land Use Map due to their projected cost effectiveness for the City of Kalamazoo. �Land Use Glossary 46 Comprehensive Plan Census Tracts small areas into which large cities and adjacent areas are divided along neighborhood lines and for which detailed census data are gathered. Central Business District (CBD) a major commercial and/or industrial sector located in or near the geographic center of the city. Commonly referred to as "downtown", the CBD usually contains retail stores, offices, banks, and the seat of the city's government. Code Enforcement a program to insure that all structures within the city's corporate limits are maintained to the minimum standards specified in municipal building and housing codes. Owners of those in violation must correct the defect within a given amount of time. Density the number of dwelling units per acre of land. Flood Fringe that portion of the floodplain beyond the limits of the floodway. Floodplain flood hazard areas within a community. Floodplains are composed of floodway and flood fringe areas. Floodway unobstructed portion of the floodplain consisting of the stream channel and overbank areas capable of conveying a selected flood discharge. Household one or more persons who occupy a housing unit. Housing Unit a house, an apartment, a group of rooms, or a single room occupied or intended for occupancy as separate living quarters. Intensity a relationship between existing and/or proposed density, the characteristics of a given site and its location in the anticipated community land-use pattern. Industrial Absorption the annual rate at which acreage of all new industrial construction is added to the city's total of industrially used land. Industrial Redevelopment the process of aggregating or disaggregating existing industrial land and restoring, modifying or clearing structures located thereon for purposes of making it suitable for more productive industrial use. Land Use the utilization of land for a specific purpose. The activity or development characteristic of a given parcel of land. Loans and Grants a combination of public {federal, state or local) and/ or private loan programs and outright grants to eligible homeowners to upgrade the physical condition of their homes. Eligibility restrictions may vary but primarily include the age and type of structure and income levels. -- - - - - - -- �Land Use Glossary 47 City of Kalamazoo Median Income the point which divides all income amounts into two equal groups. One level being above the median and the other below. Multi or Mixed Use Development development that is predominantly residential but contains limited commercial and/ or office uses if the area to be developed is adjacent to an existing commercial center or along major arterials. Neighborhood Preservation to maintain the current neighborhood condit on and to protect it from any adverse intrusion such as external traffic flow or incompatible developments. Neighborhood Redevelopment to develop areas in accordance with a recommended land use or intensity of use which may be indicated by the zoning district. Neighborhood Rehabilitation to improve the present neighborhood condition through the physical improvement of individual properties. ---- -- ------------------Neighborhood Stabilization to prevent environmental change; to maintain by the development of programs which tend to restore, improve and monitor the current condition without drastically changing the present character of the neighborhood. Rent Subsidy a program to financially support eligible low-income renters by paying a portion of their monthly rent out of private or public funds through federal or state programs. Section Eight, Community Development Act a new lower-income housing assistance program sponsored by the federal government to replace some older programs of the same nature. Unplanned Commercial Development commercial areas that develop without regard to overall planning of building location, design, parking, street entrances, etc. Often, unplanned commercial development occurs in "strips" along one or both sides of major streets or roads. �-~ ....... ... Proposed office development at Rose and South Street. �Land Use Component 49 City of Kalamazoo Proposed Land Use Figure 1 A LArio B G A 11 Legend ABCD- Low Density Residential Medium Density Residential High Density Residential Commercial EFG- Industrial Public Semi-Public Parks Open Space Central Business District/CBD �Land Use Component 50 Comprehensive Plan Census Tracts Kalamazoo, Michigan December, 1976 Figure2 ------------------------•-----TKalamazoo Twp Part \ Pa,chrnea, , 15.01 I 13 , , .,.... ' ,_,. .. a: I I L Kalamazoo Twp Part i 14.02 <( 2 <( _J ,, <( NORTH I I 5 4 15.05 18.03 HOWARD w 11 10 ALCOTT "' w 0 ... LANE "'w ;: 16.01 .... MILLER CORK w 0 z<( "'w 0 _____ _ ---, .. 16.02 _J "" <( 0 17.01 <( u. 18.01 WHITES I (I u INKSTER 12 PARKVIEW ----.4!..I ,. a: 0 2 I I ,--~✓ N 15.03 I I I I I I , ;-'.. J 0 0 2 11 L_., ... ~ \ 3 14.01 .. ] I ·4'-, .--J ,_z "';: w J ,, &i ... -.. 17.02 a:. a: u "- __ .,,. .,, J ' ,-, I .... 18.02 I I I I r-.r-J 1,J1 11..1 I l11:i., I ~ I I I II L.1 �Land Use Component 51 City of Kalamazoo Housing Deficiencies Figure3 ---------------------------Kalar,1azoo Twp Part 15.01 Kalamazoo Twp Part 14.02 15.03 15.02 .z ..I C, u. '"' RIVER 18.03 Deficient Structures Per Block 0-2 3-4 5-6 7-8 - 9-10 - 11-12 Source: 1974 Parcel Survey Statistics, City of Kalamazoo �52 Land Use Component Comprehensive Plan Area Retail Centers Figure4 1 TwJ toper Twp Oshtemo Twp Kalamazoo Twp --• --i I --l\ -.&:-~----I amo I Cooper Tw~Richland rwp azoo Twp Comstock Tw I I -.. J--- I I 1 I ----1-!--Oshtemo Twp Texas Twp Kalamazoo Twp Kalamazoo Twp I Comstock Twp I Pavilion Twp ---►--­ ' l!:' I rI ., I I Portage Twp Portage Twp I I I \ I A w l.1 Regional Shopping Centers Community Shopping Neighborhood Shopping Spot Commercial Development �Land Use Component 53 City-of Kalamazoo ------- -- Potential Areas for Commercial Redevelopment within the CBD Figure 5 Metro Transit Bu1id1r1g Site Inter modal T1ansportation Center 111111111111 Commercial �Land Use Component 54 Comprehensive Plan -----------Existing Housing in the CBD Figure 6 11111111111 Single Family- Conversions Old Multiple Old Hotel - 2nd Floor Apartments Modern Hotel-Motel Source: Planning Division, 1976 �Land Use Component 55 City of Kalamazoo ---- Amenities in the CBD Figure 7 - IIll 11111111 ~ Public- Semi-Public Cultural Parks Entertainment Grocery- Drug - Laundry Source: Planning Division, 1976 �Land Use Component 56 Comprehensive Plan Proposed Residential Development Areas Within the CBD Figures CBD ~h Development Area Source: Planning Division, 1976 �Land Use Component 57 City of Kalamazoo New, Re-occupied and Abandoned Industrial Sites Figure 9 Kalamazoo Twp Part 15.01 ~-,. .. ~ ... -, PR'OUTv Kalamazoo Twp Part I I ..... 2 3 ...i I C 0 '~ er NORlH 14.02 0 Cl I I ~-.l'LI ''--,.r.1 I I I I L.... .__ _-. -,_ 15.05 A,--1.-AK_l_ _•.o(' ,.. I 11 uJ Cl .... 16.01 12 "'"'s: ~ ·•.!. ALCOTT fNKSTER MILLER ■ 18.01 WHITES PARKVIFW ~ --- 10 <., 0. P. _00 RIVER 7 ,s.03 llOWARO 0 uJ 7 KALP.~ CORK I I (I _____ _ ----,.16.02 17.01 ..... J ,, 17.02 18.02 -, I ,-, New Industrial Sites Since 1971 Sites Losing an Industry Since 1950 - Now Vacant and Abandoned Source: Planning Division, 1976 I .I l J1:i. Sites Losing - Then Gaining an Industry Sites losing an IndustryThen Gaining Other Use 1,J1 IL.I I p I I I , .. r-J --..,. .,, J I , I \. I I I II L..a �Land Use Component 58 Comprehensive Plan Areas Targeted for Industrial Redevelopment Northern Industrial District B Figure 10 /11111111111 Light Industry ~/h Heavy Industry December, 1976 �Land Use Component 59 ---------------- ------ --- -- --------- - City of Kalamazoo Entryway Greenspace Corridors Figure 11 -L-~TwJI.... -amo looper Twp Oshtemo Twp Kalamazoo Twp ---~I ... Oshtemo Twp Texas Twp Kalamazoo Twp I Portage Twp Kalamazoo Twp 1rr I' I Comstock Twp I Pavilion Twp ---►--­ Portage Twp 1 ,.J I --------+-------tt----+---+--- - I ., \ I tJ II I �Land Use Component 60 Comprehensive Plan Recreational Trails Figure 12 1 TwJtoper I\ ---r-1 i. I -~-~... -amo Oshtemo Twp I Cooper Tw~Richland Twp Twp zoo Twp Kalamazoo Twp I Comstock Tw I I ---~-Oshtemo Twp Texas Twp I ...• Kalamazoo Twp K I Portage Twp 1 ,.I r 1rr I....._....,_--+---+----+--+------, II ..... tll1l1fW \ I tJ Separate Recreational Bike Hike Path Improved Combination Bike Hike Path Open Space- Parks - I Comstock Twp -•-1!----• Portage Twp I Pavilion Twp Water Recharge Areas II I �Land Use Component 61 --- City of Kalamazoo Special Flood Hazard Area Map Figure 13 100 Year Flood Plain MOS[ AVE 131 B.l NORTH KA A AZOO "I,~ MILi t;,i Wl-'IT CORK ~ Q w 2 I- t/; ""u 6 a: ~ w ;; CITY \MTS I I I �Land Use Component 62 Comprehensive Plan Possible Redevelopment Areas Tested for Cost-Revenue Consequences Figure 14 9'/A 1 Industrial 111111111111 2 Commercial 3 High-Density Residential 4 Wholesale-Warehouse �Land Use Component 63 City of Kalamazoo Possible Residential Development Area Figure 15 Tested for Cost-Revenue Consequences ._ _______ _ .. �Land Use Component 65 City of Kalamazoo Table 1 Comparison: Current Zoning and Land Use to Proposed Land Use a Proposed Land Usec (3) Difference (Column 3 less Column 2) 6,095.22 4,214.28 1,222.91 658.03 7,464.75 5,528.67 1,333.24 602.84 1,369.53 1,314.39 110.33 -55.19 967.50 751.05 88.84 --- - - - - 127.61 850.73 596.53 163.46 90.74 -116.77 -154.52 74.62 -36.87 Current Zoning (1) 10,631.68 Residential Low Intensity ---------Medium Intensity High Intensity Commercial Retail/Service ----Wholesale Office Industry Light Heavy Current Land Useb (2) 1,276.58 3,896.33 1,012.81 2,021.27 -----219.43 708.73 -----793.38 1,312.54 ---- 1,226.39 Parks 1,908.50 1,008.46 489.30 519.16 862.11 a Expressed in acres. b With the exception of Residential Land Use, does not include Streets, Rail, Lakes and Streams. c Generalized statistics. Source: Planning Division 1976 Comparison: Current and Future Residential Land Use Table2 Density Current Acres Percent of Total Proposed Acres Percent of Total Low 4,214.28 1,222.91 658.03 6,095.22 69.1 20.1 10.8 100.0 5,528.67 1,333.24 602.84 7,464.75 74.1 17.8 8.1 100.0 Medium High TOTAL Source: Table developed by the Community Development DepartmentPlanning Division (October, 1976) �66 Land Use Component Comprehensive Plan Comparison: Future Population to Potential Housing Units Table3 1 Vear 1970 1975 1980 1985 1990 2 3 4 5 6 Population a within Households Estimatedb Persons Per Household Estimated Number of Households Number of Housing Units Difference (Column 5 Less Column4) 2.84 2.62 2.49 2.42 2.39 25,799 27,865 31,483 33,326 34,449 27,167C 28,640d 73,202 73,007 78,392 80,648 82,333 Table prepared by the Planning Division, 1976 33,774e 33,774 33,774 1,368 775 2,291 448 -675 a Based on an averaging of population projections prepared by the Michigan Department of State Highways and Transportation, Michigan Department of the Budget and the W. E. Upjohn Institute for Employment Research. NOTE: Does not include persons residing within group quarters. b Based on statistics developed by the U.S. Census Bureau. c As estimated for 1970 by the U.S. Census Bureau. d Based on building and demolition statistics on file with the Community Development Department, Building Division. e Includes the 1975 housing unit count plus a potential of 5,134 additional units as estimated through a "holding capacity" methodology (See the Residential Land Use Element for discussion). �Land Use Component 67 City of Kalamazoo Median Annual Income for Familiesa Table4 1969 1959 -- Census Tract 1 2 3 4 5 Median Percent of CityWide Median 5,673 4,081 5,505 4,906 6,265 5,613 89.1 64.1 86.4 77.0 98.4 88.1 5,195 4,945 6,212 5,976 11,579 7,074 81.6 77.6 97.5 93.8 181.9 111.1 6,167 96.8 7,066 111.0 7,497 117.7 6,555 7,899 6,365 102.9 124.1 100.0 Median Percent of CityWide Median Percent Change 87.5 52.1 8,626 -62.8 51.7 6,190 -42.1 79.3 7,822 -15.5 4,145 42.0 --- - ---33.1 8,336 84.6 - -78.7 38.2 7,759 ~lb 8 9 10 11 12 14.01 15.04l 15.05 C 16.01 16.02 C l 11.01 l 17.02 C 18.01 18.02 City-wide Table prepared by the Planning Division, Department of Community Development, 1976 a 7,932 8,135 9,217 9,022 16,678 10,615 6,671 11,163 18,087 9,879 12,966 10,481 11,254 12,312 9,852 ~-- 80.5 82.5 93.5 91.5 169.2 107.7 67.7 113.3 183.5 100.2 131.6 106.3 114.2 124.9 100.0 52.7 64.5 48.4 51.0 44.0 50.1 71.7 55.9 54.7 Selected Population, Housing and Economic Characteristics in Kalamazoo County by Tracts: 1960-70. The W. E. Upjohn Institute for Employment Research March, 1973. b The boundaries for census tract 7 correspond to those of the Kalamazoo State Hospital. c Tracts aggregated (15.04 and 15.05, 16.01 and 16.02, 17.01 and 17.02) to illustrate a subdivision of tracts for 1970 census. �Land Use Component 68 Comprehensive Plan Comparison of National Standards to Kalamazoo's Commercial Land Use Tables A Neighborhood Shopping Center (4 acres per 5,000) 1 5-20 stores within neighborhood 2 neighborhood service/ convenience good oriented B Community Shopping Center (10 acres per 10,000) 1 15-40 stores of wide range of goods 2 accessible to several neighborhoods C Regional Shopping Center (60 acres estimated) 1 30-60 stores 2 several major tenants with many small shops 1 2 3 Standard Land Use Allocation Present Land Use Amount Zoned 68Acres 21 Acres 399.45 Acres (5, SA, SB) 87 Acres 73Acres 730.85 Acres (Zone4) 60Acres 27.4Acres 146.28 Acres (Zone 3) -------------- 0 Unplanned Commercial Strip Commercial Neighborhood service areas Scattered site Miscellaneous *TOTAL 320.39 Acres 203 Acres 24 Acres 15 Acres 78.39 Acres 215 Acres 441. 79 Acres 1276.58 Acres Table prepared by the Planning Division, 1 Standards taken from Planning Design Criteria Community Development Department, 1976 Kalamazoo population is estimated 86,800 in 1976 2 Commercially-used land within commercial zones. An additional 525.71 acres of commercially-used land is found in noncommercial zones. Lakes, streets, and railroads are excluded from these figures. 3 Includes lakes, streets, and railroads. �Land Use Component 69 City of Kalamazoo Suggested Alternatives: Commercial Table& 1 Zoning Reassess. 1 Portage-Lakeway-Milham 2 Corkland Shopping Center 3 Burdic~ South of Cork 4 S. Westnedge-Garland to Liberty 5 Kilgore at S. Westnedge - 6 Oakwood Plaza-Parkview and Oakland - 7 Parkview Hills Shops 8Stadium Dr.-DrakeRambling Road 9W. Michigan-Drake to Lancaster 10 w--:-Michigan at Howard St. 11 W. Michigan at Burrows 12 Westwoocf Plaza Area 13 N. Westnedge-N-orth Side 14 Patterson at Burdick St. 15 Alamo-Douglas Intersection 1EiDouglas-North Street 17 1-94 at Sprinkle 18 Stadium Dr. at W. Main 19 Locust and Davis Areas 20 S. Westnedge-Vine Street Village to Crosstown Crosstown and Howard 21 Burdick - Walnut to Alcott 22 Portage -Vine to Bryant 23 Portage - Alcott to Miller 24 Riverview Dr. - Mosel to Paterson 25 Riverview Dr. - South of Gull Road 26 E. Main - Roosevelt 27 Miller Rd. - Commercial Areas 28 Mt. Olivet - Commercial Nodes Source: Planning Division, 1976 X X X 2 Consolidation 3 4 5 Aesthetic Plan Improve. of Auto-Pedest. Preservation X X X - X X - X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X �Land Use Component 70 Comprehensive Plan Summary of Annual Fiscal Impact Results for Redevelopment Alternative A Table7 Alternative A 1 2 3 Total 4 Redevelopment Area Projected Revenues Projected Expenditures Annual Fiscal Balance (Deficit) Percent $ 52,300 $20,020 $104,000 $101,200 $277,520 124,000 43,800 114,650 161,550 444,000 ($ 71,700) -137% ($23,780) -119% ($ 10,650) -10% ($ 60,~50) -60% ($166,480) -60% Source : City of Kalamazoo Planning Division; Barton-Aschman Associates Summary of Annual Fiscal Impact Results for Redevelopment Alternative B Tables 1 2 Total 3 4 $208,900 $190,400 $495,200 145,700 141,600 --- -- - 175,950 223,225 $ 14,450 8% $271,975 55% Redevelopment Area Projected Revenues Projected Expenditures Annual Fiscal Balance (Deficit) Percent $121,380 - ($ 24,320) -20°/c_o __ $ 67,300 32%- - --- - $1,015,880 686,475 --- $ 329,405 32% Source: City of Kalamazoo Planning Division; Barton-Aschman Associates Table 9 Summary: Annual Fiscal Impact Results/New Growth Area Alternative A Projected Revenues Projected Expenditures Annual Fiscal Balance (Deficit) Percent - $757,000 905,300 ($148,300) -20% Source: City of Kalamazoo Planning Division; Barton-Aschman Associates Summary: Annual Fiscal Impact Results/New Growth Area Alternative B Table 10 Projected Revenues Projected Expenditures Annual Fiscal Balance Percent - $724,000 679,300 - f 44, 70=-c0c--- - 6% Source: City of Kalamazoo Planning Division; Barton-Aschman Associates ���Transportation Component 75 City of Kalamazoo The general goal of the Transportation Component is to develop a safe and efficient transportation system that meets the demands of the increased movement of people and goods in a way that has minimal environmental impact. Utilizing a multi-modal approach incorporating pedestrian, bike, private auto, bus, train, and air transport, with emphasis on people rather than vehicular movement, the plan is based upon energy conservation and neighborhood preservation. The functional goals appearing in the report provide direction for future decisionmaking on transportation issues. The Transportation Component is divided into four topics: streets and highways, metro transit, railroads, and the airport. Individual technical reports address past, present, and future issues in each of the four topics. The research involved in these analyses includes a working relationship with the Kalamazoo Area Transportation Study (KATS) staff and various committees working to complete a transportation plan for the urban area. The city of Kalamazoo plan supports continued cooperation with KATS. Streets and Highways Element Policy recommendations concerning thoroughfares are based upon a limited new-construction approach: discouraging the widening or building of roads when other improvement alternatives are available. The typical major street plan outlines its system based upon physical characteristics necessary to accommodate expected traffic. The Transportation Component, on the other hand, outlines a system based upon transporting projected numbers of people, goods and services on existing roadways. To achieve the general goal of the Transportation Component, the functional goal of the major street plan is twofold: 1) to minimize the widening of existing streets within Kalamazoo, except where operational improvements may require widening at intersections; and 2) to limit the construction of new streets, except where no other alternative will serve the needs of the community. Scope The major street plan is based upon the analysis of statistical data related to neighborhood concerns throughout the city. It is evaluated in relationship to the Land Use Component of the Comprehensive Plan in an attempt to reduce land-use/ transportation conflicts. Mileage of Kalamazoo streets is illustrated on the next page. This classification is defined by the Michigan Department of State Highways and Transportation (MDSH&T) in "Uniform Criteria for Major Streets." �Transportation Component 76 Comprehensive Plan Type Average Right-ofWay State Trunklines not Maintained by City 200' 5.11 123.88 State Trunklines Maintained by City 100' 11.97 145.09 Major and Local Streets 66' 249.08 1,992.64 Private Streets 20' 5.44 13.18 271.60 2,274.79 Total Miles Acres Source : Public Works Department, City of Kalamazoo, June, 1976 Truck traffic within Kalamazoo is not restricted to particular roadways. Although weight restrictions are posted on various local streets, the city does not have designated truck routes. Freight zones exist on various streets which prohibit loading and unloading cargo during certain hours. Statistics concerning existing roadway capacities and 1995 projected person trips are taken from the Kalamazoo Area Transportation Study Deficiency Analysis issued by the MDSH&T in September, 1974. The KATS boundaries outline an area somewhat less than the county limits. By applying mathematical equations to future land use and socio-economic factors within the KATS limits, future trip generation and distribution is estimated. This approach accounts for the development of areas outside of the city of Kalamazoo and their impact on the Kalamazoo street network. The Deficiency Analysis reports that while the northern portion of the city of Kalamazoo generally shows enough capacity to handle the 1995 demand, trip crossings in the southern portion, specifically the north-south movement, show a significant deficiency. The following example illustrates this point. Northsouth arterials (i.e. Oakland Drive, Westnedge Avenue, Burdick Street, Lovers Lane, and Portage Street) have a current total capacity of 97,500 person trips per day. However, 1995 projections indicate that 132,500 person trips are to be expected to utilize these five facilities. The 1995 residual deficiency is 35,000 person trips. Other arterial streets in Kalamazoo exhibiting 1995 deficiencies include West Main Street and portions of Drake Road, Stadium Drive, Howard Street, Crosstown Parkway, Alcott Street, Mills Street, Riverview Drive, Portage Street, and Douglas Avenue. If nothing is done by 1995 to accommodate the 1995 traffic projections, the level of service on deficient roadways will deteriorate. Level of service standards assigned to particular roadways reflect the quality of traffic flow. Such standards are outlined below. Level of service "C" is used by the MDSH&T in evaluating 1995 Kalamazoo street deficiencies. �Transportation Component 77 City of Kalamazoo -- - -- - - -- --- Level of Service Condition of Traffic Flow A Free flowing Stable flow, medium to low density Stable flow, ranging toward high density_ Approaching unstable flow _ Unstable flow, street at capacity --'"'------Forced flow B C D E F Kalamazoo citizens have stated that they do not choose to widen the roads within their neighborhoods to handle the projected deficiencies caused by development outside the city limits. However, if the Central Business District (CBD) is to remain viable and continue to redevelop, some type of roadway improvements are necessary to provide and maintain accessibility to downtown. The following program approach outlines the potential means to accomplish both objectives. Recommendations Better utilization of the current street network can be achieved through the following strategies, which emphasize transporting more people in fewer vehicles on existing roadways. Traffic flow on arterial streets may be improved in several ways other than street widening. Examples of operational improvements include a detection system for timing signals, the removal of onstreet parking, the prohibition of left-hand turns, allowance for better transitioh between varying pavement widths for capacity consistency, and contra-flow. An increase in vehicle occupancy will accommodate future person trips through such programs as car and van pooling. Cooperation can be encouraged by implementing incentive parking programs which reward those who commute with three or more persons per car. An increase in bus patronage is another means to handle expected person trips through concepts such as park and ride, limited demand-response, express buses, and the peripheral spoke-pattern looping system. Staggering work hours within major employment areas, for example the CBD, is another approach to dealing with future person-trip deficiencies. Approximately 10,000 people are employed in the Kalamazoo CBD, or 20 percent of the total number employed within the city limits. If CBD work trips can be distributed over a longer peak hour, additional person-trip deficiencies can be handled. If some eight-hour work days began at 7:30 a.m. and others at 8:30 a.m., peak traffic would be spread over more time. An additional consideration is the physical and operational improvement of Burdick Street, which is not shown as over capacity in the 1995 projections. If, for example, some of the 90-degrees turns are improved, Howard Street is extended �Transportation Component 78 Comprehensive Plan eastward, and a better connection in the CBD is provided, Burdick Street will attract more trips. It is necessary to note, however, that any of these potential techniques alone cannot solve the existing and future problems of Kalamazoo roadways. A combination of these programs is necessary for success. Not only policy determinations are involved, but commitments from the local citizens of the Kalamazoo area, as well. It is also recommended that surveillance data concerning street characteristics, i.e. capacities, signalization, traffic counts, surface condition, etc., be collected and monitored for the entire network. This information should assist city staff in the solution of a number of traffic management problems including the designation of intra-city truck routes to remove unnecessary through trips from residential streets. In addition, an ongoing program to evaluate future suggestions and consider other implementation systems is necessary. An investigation of new forms of transportation as they become cost effective will be included in the analysis process. This total approach is necessary to make possible inventory, analysis, and evaluation of all improvements. Special consideration will be given to improved pedestrian safety throughout the city, particularly where community facilities like schools and parks increase foot traffic. The plan views pedestrian traffic and the rights of the pedestrian as an integral part of Kalamazoo's total transportation system. Street Designations It recommends improved pedestrian safety and adequate pathways throughout the city, particularly where community facilities like schools and parks increase fast traffic. It is recommended for the purposes of priority improvement budgeting and for encouraging the usage of designated streets for through traffic movement, that thoroughfares be defined as follows: Expressways/Provide for rapid and efficient movement of large volumes of through traffic between urban areas; not intended to provide land-access service. Arterials/Provide for through traffic movement in excess of 10,000 vehicles per day on a statewide, regional, metropolitan, and local basis with controlled direct access to abutting property.* Collector Streets/Provide for traffic movement between arterials and local streets with direct access to abutting property; should not form a secondary street system. �Transportation Component 79 City of Kalamazoo Local Streets/Provide for direct access to abutting land for local traffic movement; through traffic on these streets should be discouraged. *Controlled direct access refers to design standards which discourage excessive numbers of curb cuts which impede traffic flow. Examples of the streets as defined are illustrated below: SUN VALLEY DA LOCAL STREET a: 0 0 z <( ...J "" <( 0 1-94 EXPRESSWAY According to the above definitions, expressways and arterials are graphically represented on Figure 16. Specific new construction improvements are also indicated. Five improvements are recommended, below, based upon needs of and benefit to the community. 1 Exploration of the feasibility of an off-ramp connection east onto U.S.131 Business Route for exit by northwest U.S.131 traffic. 2 Relocation of the U.S. 131 Business Route on Park Street and Westnedge Avenue to Riverview Drive connection via Mosel Avenue. The Riverview connection appears most feasible because a) a select-link analysis on the Business Route between Douglas and Westnedge avenues indicates that nearly 50 percent of that traffic travels to and from Mosel Avenue; b) the County Road Commission plans to reconstruct the Mosel Avenue bridge in the near future; c) East Main, East Michigan, Gull Road and Riverview Drive intersection areas, shown as deficient in 1995, require some type of improvement; and d) the smallest number of residential property acquisitions would be involved. These improvements are seen as the first stage in the development of a limited access business loop through or around the northeast quadrant of the city. 3 Extension of Howard Street via a corridor to the 1-94 Business Loop in the area of Alcott and Bryant streets. Although Reed �Transportation Component 80 Comprehensive Plan Street has been recommended as the eastward connection of Howard Street, the planning analysis shows that a connection in the industrial area near Alcott Street is more desirable because it would interfere less with residential areas. The Bryant Street corridor is recommended, due to existing vacant land on the south side of the street which parallels the railroad tracks. Because of the amount of land in this area, housing could be screened from the improved roadway. A computer analysis shows this particular connection contains the potential for relieving downtown traffic on Michigan and Kalamazoo avenues by some 13,000 vehicles per day. 4 The widening of Drake Road from Stadium Drive to Parkview Avenue, with a grade separation at U.S.131 connecting Drake Road where it currently dead ends at Parkview Avenue. Drake Road is indicated as deficient in the 1955 projections. The land adjacent to the suggested widening appears resistant to change because there is no development on the street. This is not to suggest that the area be developed, but that the road can be widened without disrupting the area. 5 An improved connection from Lovers Lane to Burdick Street. Because Burdick Street is not shown as deficient in 1995, better utilization of this facility rather than the construction of a new roadway is recommended. Operational improvements which are being considered on Portage Street, Westnedge Avenue, and Oakland Drive should also be considered for Burdick Street. Because sufficient data is currently unavailable, collector streets within neighborhoods will be designated following detailed analysis of each area. This research, in conjunction with continued neighborhood input, may prove that a traffic control approach is necessary to redefine circulation patterns and eliminate through traffic on local streets. Designated collector streets with certain controls can channelize locally generated traffic to the arterial network. Cul-de-sacs, traffic diverters or traffic circles can be constructed to modify the grid street pattern to reduce through traffic and conflicts on local streets. CBD Considerations Central Business District (CBD) traffic patterns have been examined with respect to commercial and industrial redevelopment, existing flow problems, access to parking, and railroads. Figure 17 depicts the future network. Specific changes from the existing system include the following: 1 Return Michigan Avenue to two-way traffic from the intersection of Kalamazoo and East Michigan avenues to West Main Street at Douglas Avenue. �Transportation Component 81 City of Kalamazoo 2 Reverse the direction of traffic on Kalamazoo Avenue from Michikal to Riverview Drive. (Traffic west of Michikal on Kalamazoo Avenue would become two-way.) 3 Upgrade Ransom Street to handle westbound traffic from Gull Road to connect with Michikal, which would become two-way. 4 Designate Harrison Street as one-way south as part of a traffic circle (Gull Road, Riverview Drive, Kalamazoo Avenue). 5 Designate Riverview Drive as the U.S. 131 Business Route and improve the Riverview/ Ampersee arrangement including the intersection of Kalamazoo Avenue, Riverview Drive, Mills Street, in conjunction with further studies regarding the inadequacies of east-west arterials. 6 Connect South Pitcher Street to Portage Street between Lovell and Gibson Streets. Pitcher Street would become two-way and serve the industrial corridor along the western side of the river. 7 Relocate Burdick Street from Cedar Street to connect with Henrietta between Lovell and South Streets. The project will also include the consideration of one-way traffic on Burdick and Rose Streets north of Crosstown Parkway. Rose Street would remain one-way south, south of Cedar Street. 8 Extend Lovell Street eastward to King Highway to provide access from 1-94 to the CBD area. This is necessary because Kalamazoo Avenue will become eastbound. Railroad Element The City of Kalamazoo is serviced by two interstate carriers: The Grand Trunk Western (GTW) connecting Port Huron, Lansing and South Bend with a branch line from Pavilion Township into Kalamazoo; and ConRail, the primary rail line of Kalamazoo. ConRail freight traffic generally flows in a north-south direction (Grand Rapids-Kalamazoo-Elkhart). Although there is some freight traffic, the primary purpose of the east-west line is to provide the link in the Detroit-Chicago passenger (AMTRAK) network. The functional goals of the railroad portion of the Transportation Component are to continue to improve rail service while solving rail/highway conflicts within the Central Business District and other problem areas, and to promote the upgrading of rail trackage throughout Kalamazoo. Scope The analysis of the railroad problems and issues is based upon a review of the area rail network including the identification of directional flow patterns, abandoned lines and industrial/ commercial rail users. It also includes a review of past rail reports as well as results of a series of meetings with ConRail and Grand Trunk Western personnel. �Transportation Component 82 Comprehensive Plan The National Railroad Passenger Corporation (AMTRAK) operates its Chicago-Detroit passenger line through Kalamazoo. On this route, the Depot, located south of the former Penn Central railroad tracks between Rose and Burdick streets, is part of the multi-modal transportation center being developed by the City of Kalamazoo. The historic AMTRAK station is being renovated with the financial assistance of the Michigan Department of State Highways and Transportation. ConRail serves some 73 industrial rail users in the city of Kalamazoo, while Grand Trunk Western serves a total of 19 companies. Trailer-on Flatcar (TOFC) Service Trailer-on-Flatcar or piggyback service operates in Kalamazoo from the ConRail Mosel Yard location. Piggyback freight service transports highway trailers on rail flatcars. Once loaded on flatcars, the piggyback freight travels by rail to a designated regional TOFC ramp. The remainder of the journey is completed by truck delivery. This service provides access to rail transportation for companies not located directly on a rail line. Piggyback service is also more efficient for shipping high value and foreign goods. Rail/Highway Conflict Over the past eight months, city staff have worked closely with ConRail and .Grand Trunk Western railroads as well as federal, state, and local officials in developing a consolidation plan which eliminates rail/highway conflicts for a number of years. In April of 1975, a report entitled the East-Central Rail Highway Study was completed by Commonwealth Associates of Jackson, Michigan. Under contract with the City of Kalamazoo, the consultant outlined strategies for relieving the existing problems. However, the proposals were not funded for implementation. In an effort to complete a Comprehensive Plan for this city, the Kalamazoo Planning Commission began discussion of the railroad issue in the spring of 1976. City planning staff conducted several meetings with ConRail and Grand Trunk personnel over the summer months. In September, the City Manager became actively involved and, with planning staff, met with the Northern Region General Manager of Con Rail and the Vice President of Grand Trunk Western Railroad to formulate solutions to the rail/highway conflicts. Alternatives were discussed in November and preliminary engineering of the proposed solution was presented by Con Rail to the City of Kalamazoo in January of 1977. Other interested parties who have participated in the series of rail meetings over the past eight months include the Rail Division of the Michigan Department of State Highways and Transportation, Kalamazoo Area Transportation Study, Kalamazoo County Chamber of Commerce, and the City of Portage. �Transportation Component 83 City of Kalamazoo Statement of Problem The rail/highway problems within the City of Kalamazoo are due to a number of factors, the first of which is the proximity of the ConRail main classification yard (Botsford Yard) to the Central Business District (CBD). North-south and east-west ConRail mainlines also intersect in the CBD and cross several major streets and state trunklines. Two of the most critically affected roadways blocked for extended periods of time are important access routes to the CBD. Such blockage not only strains vehicular movement, but causes hardships on nearby businesses and discourages shopping in the CBD. The problem is further complicated by the fact that there are three parallel north-south rail lines in the downtown area which are inadequately connected to the east-west mainline and Botsford Yard. These north-south lines include the former Pennsylvania Railroad or Grand Rapids and Indiana (GR&I); the former New York Central Railroad, currently known as the Kalamazoo Branch; and the former Chicago, Kalamazoo, and Saginaw Railroad (CK&S). To move to and from Botsford Yard, trains are required to back out of the classification area on a section of track constructed at 14 degrees of curvature. Trains travel 15 miles per hour on a 1O degree curve and 25 miles per hour on an 8 degree curve, according to ConRail. The following examples of freight movement through Kalamazoo illustrate many aspects of the existing problems. Each day, a freight train leaves Elkhart, Indiana for Grand Rapids via Kalamazoo. North of Gibson Street, the railroad tracks are constructed at 14-degree curvature and the train must slow down at this point. After the cars are reassembled in Botsford Yard, the same train must back down the Kalamazoo Branch past the GR&I connection and switch to the GR&I to continue north to Grand Rapids. When the freight travels south on the way back to Elkhart via Kalamazoo, the process is reversed. While most of the Con Rail freight traffic moves in a north-south direction, Grand Trunk Western (GTW) Railroad shipments usually end at Michigan Avenue. Only one GTW train per day travels north of Kalamazoo and Michigan Avenues. This train contains fewer than 10 cars. The GTW railroad has a small classification yard at Mills Street and King Highway; GTW movements, however, do not create any rail/highway conflicts in Kalamazoo. Another problem concerning the railroads is the general condition of all rail crossings in Kalamazoo. Of 123 rail crossings, 111 are Con Rail and 12 are Grand Trunk. The city has applications under consideration for federal assistance in upgrading these crossings. �Transportation Component 84 Comprehensive Plan Recommendations To accomplish the functional goals of the railroad system, the following strategies are outlined. Potential Implementation Techniques Passenger and industrial rail service can be better maintained if the city remains active in the process of evaluating essential and nonessential track in Kalamazoo. The city must discourage the abandonment of essential lines and service, and purchase abandoned right-of-ways for such uses as bike paths and roadways. The rail/highway conflict can be alleviated if the city promotes the rescheduling of local train traffic during nonpeak hours of vehicular traffic and supports operational programs intended to monitor local and through train traffic, such as the Centralized Traffic Control. The city can promote the upgrading of railroad tracks in Kalamazoo by coordinating: 1) development of an ongoing inventory system of all lines in the city; 2) preparation of an inventory of conditions of all rail lines and rail/street crossings; 3) a priority program for crossing improvements in conjunction with the two railroads; and 4) financial assistance to accomplish the upgradings. The best available approach at this time for accomplishing the rail goals includes a short range plan addressing rescheduling issues and limited construction projects. However, as other or more satisfactory solutions are developed, they will be reviewed in relationship to the plan's overall goals and incorporated as necessary. Present action included within the plan are the upgrading of the road-rail crossings on a prioritized basis and four new, improved connections and/or relocations: 1 The relocation of the Kalamazoo Branch north of Gibson Street to connect with the Chicago, Kalamazoo & Saginaw Branch (CK&S) at Kalamazoo Avenue, including a direct connection eastward into Botsford Yard, preferably at a less-than-10-degree curve. 2 A connection from the east-west mainline north to the CK&S to allow direct access to and from the north and the east. 3 Utilization of the GTW tracks at Gibson Street as opposed to the CK&S tracks between Gibson Street and Kalamazoo Avenue. 4 A connection of the GTW and GR&I north of Mosel Avenue where the tracks begin to parallel west of the river. Construction and relocation of the projects, shown on Figure 18, will eliminate the present backup movements within Kalamazoo as well as allow trains to travel at faster speeds through the city. It will also consolidate the existing three north-south crossings on Kalamazoo and Michigan Avenues into one crossing. �Transportation Component 85 City of Kalamazoo This move would include consolidation of the Mosel (piggyback) Yard to the new location south of the main line. Trains would then travel from the south into the classification yard via the GTW tracks at Gibson Street and across the river. An upgrading of the existing bridge at this point would be necessary, as well as the construction of a Gibson Street connection joining the Kalamazoo Branch to the GTW just south of the Clarage Fan Company. Safety precautions were also discussed for future consideration, in terms of higher train speeds. Metro Transit Element The Metro Transit goal of the Comprehensive Plan is to encourage the increased ridership and continued development of a mass transit system designed to move citizens to their desired destinations. Public ownership of the Metro Transit system began in 1967 upon recommendation of a majority of the citizens of Kalamazoo. Federal legislation has provided for financial assistance to the bus system for capital and, recently, for operating expenses. Such assistance has also provided for newly implemented services and promotional programs. In response to the federal dollars made available in 1974, the City of Kalamazoo completed a Transit Development Plan (TOP) for the urban area in March of 1975. The plan outlined anticipated improvements in transit service for a five-year period. The original problems outlined in the 1975 TOP have been refined and expanded in an effort to improve and maintain better bus service. Scope In addition to present operational levels, the analysis of Metro Transit service includes review of the proposals outlined in the TOP and subsequent revisions. At present, bus patronage constitutes only 5 percent of all person trips generated in Kalamazoo. The current cost of each ride is subsidized 80 percent by local, state, and federal funds. Metro Transit now includes seven bus routes on a cross-city pattern. All routes converge at a central transfer point in the Central Business District (CBO). Each route is double-ended, running from one outbound point to the CBO and continuing to an outbound point at the opposite side of the city. (Refer to Figure 19 for the current route structure.) The city has installed new shelters throughout the city to provide bus patrons with shelter from inclement weather. Metro Transit has also launched an advertising campaign to attract a larger clientele. The advertising is intended not only to promote transit, but also to explain new concepts and programs. �Transportation Component 86 Comprehensive Plan To modify and maintain adequate routes as well as to meet latent demands, the Kalamazoo Area Transportation Study (KATS) and Metro Transit staffs plan to conduct surveys that will provide data to evaluate the existing route structure. Metro Transit plans to use a number of small 25-35 passenger buses, featuring hydraulic lifts and removal seats for persons in wheelchairs. Other strategies include construction of the new bus garage in the CBD, and maintenance of a fleet of large buses with an average age of less than five years. Implementation of peripheral service through experimental looping will provide area citizens the service they have been requesting. A limited demand-response program will also provide area citizens with additional service. Nine mini-buses will operate in nine zones on a door-to-door basis as feeders to the regular routes. Finally, a new bus garage to store and maintain Metro Transit buses is expected to be completed in the fall of 1977. The new facility is located within the CBD on Ransom Street between Rose and Burdick streets, across from the AMTRAK Depot - an area already well developed as the city's multi-modal transportation center. The center will link intra-city buses with inter-city buses, trains, and possible limousine service. Recommendations T Airport Element Recognizing the importance of Metro Transit within the multimodal approach to Kalamazoo's transportation system, several strategies to increase patronage are outlined in the Comprehensive Plan. If the limited construction approach to streets and highways is to be successful, use of Metro Transit as an alternative transportation choice must be increased. To provide better bus service and meet changing needs, the plan recommends continual evaluation of route patterns and monitoring of service demands. The plan also endorses specific techniques, such as park-and-ride programs, limited demandresponse service, and implementation of experimental looping as a means of promoting increased use of Metro Transit and of providing more person trips in fewer vehicles. Since technological changes occur rapidly, the plan recommends that the city continue to investigate innovative means of mass transportation in Kalamazoo. Airways Engineering Corporation of Washington, D.C. is currently completing a Southwest Michigan Regional Airport Study at the request of the City of Kalamazoo. The purpose of the multi-phased report is to identify the need for and guide the development of a regional airport serving Southwestern Michigan, centered around the Kalamazoo and Battle Creek metropolitan areas. �Transportation Component 87 City of Kalamazoo Scope Aviation use of the site currently called the Kalamazoo Municipal Airport began in 1923. In the mid-1920's, the Kalamazoo Airport Association was formed as a nonprofit Michigan Corporation. Community leaders requested designation as a scheduled stop on the commercial air route from Detroit to Chicago to St. Paul in 1926. In August of the same year, the airport was formally dedicated, "Indian Fields Park." In 1929, an Airport Advisory Board was created and the City acquired full title to the land, making Kalamazoo the first city in Michigan to have a statelicensed municipal airport. The Kalamazoo Municipal Airport covers 541 acres of land and includes three runways and associated taxiways. General aviation hangar/apron facilities are divided into three main areas, including five conventional hangars for public use and eight T-hangar buildings with a total of 85 stalls. Kalamazoo Municipal Airport is used primarily by small aircraft: light twin-engine and single-engine planes. Some business jets and turbo-props also use the facility. Service presently includes 17 daily flights, with 5 flights direct to Chicago; 4 additional Chicago flights stopping in South Bend, Indiana; 5 direct flights to Detroit; and 3 additional Detroit flights, stopping in Jackson, Michigan. Scheduled passenger trips for 1974 totalled 101,256. Recommendations Prior to completion of the Comprehensive Plan for Kalamazoo, the City Commission determined to complete the runway extension at the Kalamazoo Municipal Airport to accommodate DC-9 aircraft. To date, the Environmental Impact Statement concerning the runway extension has been approved by the State Environmental Protection Agency (EPA). Noise levels expected as a result of the runway extension and DC-9 aircraft meet EPA standards. Federal approval of the Environmental Impact Statement is still pending. The Comprehensive Plan recognizes the need for commercial air service in the Kalamazoo area. It recognizes, too, the concern of the residential area adjacent to the airport and, therefore, strongly supports the city's development of a noise abatement program in conjunction with the runway extension. �Transportation Glossary 88 Comprehensive Plan Amtrak National Railroad Passenger Corporation. Capacity the maximum number of vehicles which can pass over a particular section of roadway during a specific period of time under prevailing roadway and traffic conditions. Capacities can generally be expected to approximate 2000 vehicles per lane per hour under ideal conditions. Centralized Traffic Control a device used by railroads to monitor train traffic throughout the city. ConRail plans to implement such a system in Kalamazoo in 1977. Conrail Consolidated Rail Corporation; a semi-public corp. structured to consolidate bankrupt but potentially profitable lines in the Northeast Region of the United States. Contra-Flow a traffic operations methodology whereby a majority of the street lanes are used to transport traffic into an area in the a.m. rush hour and out of the area in the p.m. rush hour. e.g. given a four lane facility, three lanes into the Central Business District and one lane out of the Central Business District during the a.m. rush hour and the opposite during the evening. "Deadhead" Time the time a bus spends on the road traveling from the bus garage to the Central Business District where its route begins each day; no revenues are generated during this time. Exact Fare Policy Metro Transit bus patrons must pay with exact change, otherwise 25¢ bus passes are issued as "change". This policy was implemented in September, 1976. Level of Service a qualitative measure of operating conditions that may occur on a given lane or roadway when it is accommodating various traffic volumes. Limited Demand-Response a Metro Transit program in which buses operate in zones on a door-to-door basis transporting riders to a central point for bus transfer. "Looping" Concept a form of peripheral bus service whereby loops are formed at the enss of the spoke-like routes, e.g. the West Main bus would travel from the Central Business District to Drake Road and travel back to the Central Business District via Drake Road to Parkview Avenue to Oakland Drive. Peak Hour that daily hour in the a.m. and p.m. whereby traffic demand is at its highest. -- ------- ---------- Trailer-On-Flatcar (TOFC) a form of transport whereby truck trailers travel on rail flatcars to regional delivery points. The remainder of travel is made by highway. �Transportation Component 89 City of Kalamazoo - - - - - - - - Arterial Designation Figure 16 I\ 1 TwJ -.&:-~1---amo Oshtemo ..-w, ---r-• . I toper Twp Coopur azoo Kalamazoo Twp 1 I Tw;f'R ch 3nd T "" ,vp Comstock Tw .. I I I II 1--13a I 4 ---~-Oshtemo Two Texas Twp I 1s.a1arnazoo Twp I Po,tage rw I 94 I Expressways Arterials •·--- Potential Improvements Source: City Planning Commission, Kalamazoo, Michigan �Transportation Component ----------------■ Comprehensive Plan Proposed Traffic Flow: CBD Figure 17 90 �Transportation Component 91 City of Kalamazoo Phase I Short-Range Rail Solutions Figure 18 �Transportation Component 92 Comprehensive Plan ------------------- Existing Route Structure and ¼ Mile Service Area Figure 19 1 I -.&::-~----I lamoTwJtoperTwp Oshtemo Twp Kalamazoo Twp ---~-Oshtemo Twp Texas Twp I Kalamazoo Twp Kalamazoo Twp I Portage Twp 1-94 I Existing Routes Looping Route ¼ Mile Service Area I Comstock Twp r --- ►---1fr::"T"' rwmooTw, I \ I II &.J I I ���Community Facilities Component 97 City of Kalamazoo The Community Facilities Component of the Comprehensive Plan refers to the public use and ownership of buildings. The term is generally applied to those physical elements associated with the delivery of community services. Kalamazoo's community facilities analysis includes schools, libraries, fire stations, city administration, police and court facilities, and health service facilities. Many of these facilities are not under direct control of city government but still provide public services. For this reason the collection and analysis of current and anticipated need has been closely coordinated with the various controlling agencies. In this manner, a balanced and accurate relationship of the Community Facilities Component can be made to both the Land Use and the Transportation components. Municipal Administrative Center, Police and Court Facilities The analysis of Kalamazoo's City Hall, police, and court buildings represents an initial step toward setting operational policies concerning the expansion and location of municipal offices. This report analyzes the existing and future space needs of the city administration in relation to the natural demand for increased services. Scope The City of Kalamazoo has enjoyed a long history of good municipal administration. As the demand for municipal services has grown and the complexity of administration has increased, the city organization has been modified and modernized as necessary. In 1970, the City of Kalamazoo undertook a study of the organization and management of municipal government. Many of the resultant proposals have been implemented. In 1972, the city prepared a long range study of the expansion of administrative buildings in Kalamazoo. The latter projected space needs for City Hall, the Police Department, and the District Court through the year 1990. These reports and studies formed the basis for the analysis contained in the Municipal Administrative Center, Police and Court Facilities Report. Future municipal administrative space requirements are seen as an outgrowth of increased government employment in response to demands for municipal services. Because of increased services related to noncriminal activity, Police Department responsibilities outstripped population growth in the city and urban area. For example, minor cases which include public accidents, home accidents, dog bites and the like, the general conditions which include lost property, found property, trouble with neighbors, etc. have increased. This has resulted in the extreme overcrowding of the present police facilities. Every available space is now being used, including, in some cases, the open hallways. Significant increases in district court workloads have also �Community Facilities Component 98 Comprehensive Plan occurred in the past ten years due to a change in organizational structure and operational emphasis. One solution to the present overcrowding caused by these changes is the possible state financing and reorganization of district courts. Recommendations Of all the recommendations, the most significant is the consideration given to maintaining a concentration of city administrative offices in the Central Business District. General location and design issues are given careful consideration in the expansion of Kalamazoo's existing civic center grouping around Bronson Park. These items include the quality of urban design, evaluation of long-range parking facilities and increased evening activities. Specific projects recommended are the expansion of City Hall and Police facilities. Fire Protection Facilities The Kalamazoo Fire Protection Facilities Study analyzes existing and projected population needs as they relate to delivery of fire protection. The study area approximates the boundaries of the City of Kalamazoo including Western Michigan University, Kalamazoo and Nazareth Colleges, and the Kalamazoo State Hospital. Scope Major topics of the study include an inventory of existing facilities, fire protection and insurance ratings; and the need to improve fire facility locations in relationship to service areas. Kalamazoo is serviced by seven fire stations. The existing distribution, based on one-mile and one-and-one-half-mile travel time distances from existing facilities, provides good protection to most mature and middle-city areas. However, outlying new and developing areas, such as in the western portion of the city between Parkview and Grand Prairie, and along Westnedge Avenue between Cork Street and Kilgore Road are covered by a limited number of large-response assignment areas. In response to this need, the Kalamazoo Fire Department is investigating the possibility of reciprocal fire protection agreements with adjacent townships. Adequate fire flow or the number of gallons of water per minute that would be required to extinguish fires, is maintained throughout the city. This includes both existing and proposed high value districts of existing high density residential, commercial, and industrial development. Recommendations A major recommendation regarding fire protection in Kalamazoo is to continue the present evaluation process of fire facilities and service areas on a citywide basis. Station-by-station monitoring provides information on changes in service demand and allows replacement and consolidation of existing fire facilities in an equitable manner. These actions therefore are seen as improving the efficiency of the Kalamazoo Fire Department without altering its fire response capabilities. �Community Facilities Component 99 City of Kalamazoo Currently the Eastside, Douglas, and Cork Street fire stations are undergoing an assessment process to examine utilization of equipment and/or personnel. Within the context of the Comprehensive Plan it is recommended that current levels of fire protection be maintained and expanded as growth occurs. It also encourages area-wide fire service agreements with adjacent local governmental units as necessary. Figure 20 locates the existing and proposed fire stations as well as travel distances. Library Facilities The library portion of the Community Facility Analysis examines the Kalamazoo Public Library system, its function and the factors that affect it. The goal of the library report is to encourage better library service for all of the citizens of Kalamazoo through the analysis of existing and future library needs. The report presents an initial step in the formation of operational policies and guidelines for locating future facilities. Scope In an effort to determine existing and future library needs the report presents an inventory of library services within the metropolitan area. At present the Kalamazoo library system operates five area libraries, three within the city (the Central Library, the Powell Branch and the Washington Square Branch). The library system maintains circulating and reference collections for children, young adults, and adults. It also operates a district bookmobile and a county bookmobile, and houses a museum and a planetarium within the main building. Figure 21 locates the five libraries. The old concept of the library as a facility to serve children and scholars is no longer true. Facilities and programs have been expanded to include music, art, special seminars, exhibits, bookmobiles, films, cable television, microfilming, reproduction, etc. Service to young adults in Kalamazoo is increasing. In the past this age group almost ceased using the library shortly after leaving high school. Today, with increasing educational attainments and more leisure time available, the young adult is using the library to continue his education. The demand for library services for adults is also increasing with the realization that the library is a source of technical information. Not only must services be available for recreational and educational reading, but libraries are often used by groups with special interests, such as businessmen, industrialists, and farmers. Recommendations New approaches to library planning and programming are evident in Kalamazoo. The consortium of Kalamazoo libraries is one example: this system of cross-library use provides community access to academic, public, and special libraries. An expansion of this type of programming is encouraged as a means of broadening the opportunities for the citizens of Kalamazoo. The most significant recommendation is that, in general, future sites for branch libraries should be located in or adjacent to community �Community Facilities Component 100 Comprehensive Plan or medium sized shopping centers. Based on projected need, a specific recommendation is made to expand the present Central Library within the next five years. Health Service Facilities Scope The City of Kalamazoo does not provide municipal public health services. However, the health needs of Kalamazoo's citizens are more than adequately met by private physicians, hospitals, and specialized institutions. These activities, supplemented by state and county public health agencies, provide health care beyond what is normally expected for a community this size. The goal of this report is to encourage the continuation of the innovative and comprehensive health care presently available to the community. The Health Service report analyzes health care provisions in Kalamazoo. Four kinds of facilities are covered: 1) general hospital facilities, 2) community mental health facilities, 3) family health centers, and 4) nursing homes. rKalamazoo is served by two major general hospitals, Borgess and Bronson. The two hospitals have been in competition for many years. However, this competition has been beneficial to the community. Refer to Figure 22 for location of health care facilities. General Hospital Facilities Borgess Hospital is a 473-bed acute-care hospital located on Gull Road. The hospital is sponsored by the Sisters of St. Joseph of Nazareth, Michigan. Located on the Gull Road property are a main 366,000 square foot hospital, a companion physicians' office building, a companion ambulatory care building, some houses on Shafer Street, and an interns' residence. The original hospital building was constructed in 1917, with substantial additions made in 1929, in the 1950's, and in 1971. Recently constructed was a 22,000 square foot emergency and trauma center located adjacent to the 1971 North building, and the former nursing residence was remodeled for use as an ambulatory care clinic. Both of these projects were completed and operational in late 1976. In addition to the projects currently under construction, the hospital has proposed the construction of a 35-unit physicians' office building on the east end of the property. The hospital has also proposed the addition of four stories to the North building to house additional patient beds, a surgical and radiology department, a remodeled pharmacy, and a central sterile supply department. Bronson Hospital is a 461-bed general hospital located on East Lovell Street in Kalamazoo's Central Business District. The hospital stands on land purchased by the Kalamazoo Hospital Association in 1900. Currently located on the hospital property are a main hospital building, an incorporated physicians' office building, and a multi-story automobile garage. A school of nursing is operated at the facility. Bronson Hospital has expanded its facility in a staged program of development. The current structure can be divided into four sections, or service stacks, all J �Community Facilities Component 101 City of Kalamazoo in various phases of maturity. The past policy of the hospital has been to build new bed space while converting the obsolete areas into administrative office space. Off-street parking is currently deficient at the hospital. Employee parking presents the most trouble because of the necessity of overlapping shifts. The hospital is currently served by a 350-car three-story enclosed parking ramp, which has vertical expansion capability to contain 1,000 cars. However, expansion of this parking facility would be expensive. The hospital administration would prefer entering into a long-term leasing arrangement with the City of Kalamazoo which could be coordinated with implementation of the current South Mall Parking Study. The hospitals of Kalamazoo serve the needs of a relatively large population in a geographic area half-way to Battle Creek and, for a greater distance, toward the smaller hospitals and smaller towns of Plainwell, Allegan, Paw Paw, Vicksburg and Three Rivers. Within this area, 80 percent or more of the population comes either to Borgess or Bronson Hospital. Within the Kalamazoo core area, including the cities of Parchment, Portage, and part of Comstock, 95 percent come to the local hospitals. Discussions with hospital planning personnel of the Michigan Department of Public Health indicate that the growth of Borgess and Bronson Hospitals in the future will be largely tied to the overall growth of population in the Kalamazoo metropolitan area. Mental Health Facilities Although Borgess Hospital maintains the Delano Clinic, a hospital attached to the Community Mental Health Center, the major mental health facility in Kalamazoo is the Kalamazoo State Hospital. This facility serves an 11-county area in Southwestern Michigan. The hospital's activities are directed through the State of Michigan Mental Health Department. Currently, the hospital houses 850 patients, and hospital planning personnel foresee a stabilized patient population for the future of approximately 600. As a result of the state's plan to decentralize mental health care, the Kalamazoo State Hospital is expected to be used in the future for intensive psychiatric care and services not available at local community mental health centers. The Kalamazoo State Hospital has under its jurisdiction 260 acres within the city, and represents a major land use. The property includes two sites, the largest being the 250-acre main facility located on Oakland Drive. The second parcel is a ten-acre northwest site located on Blakeslee Street. This 200-bed unit is scheduled to be abandoned within the next two years. This action will leave the State Hospital with only its main facility. As a result of the trend toward community-based treatment rather than institutionalization of persons requiring supervised residential care, licensed foster care facilities are permitted in all �Community Facilities Component 102 Comprehensive Plan residential zones under State of Michigan law. Currently, there are 44 adult foster family homes in the city housing a maximum of six adults apiece and 14 adult foster group facilities housing between 7 to 20 persons apiece. Family Health Centers Kalamazoo currently has one family health center located on West Paterson Street which provides comprehensive health services to any low-income resident of Kalamazoo County or the north Kalamazoo community regardless of income. Fees are charged for specific services needed, but may be reduced in relation to a family's ability to pay. The Kalamazoo Family Health Center is supported by fees, individual and foundation contributions and grants. The center has 5,500 registered members, 4,000 of which are considered active. Seventy percent of the membership is from the northside community. Nursing Homes Licensed nursing homes and licensed homes for the aged are an integral component of the total health services in Kalamazoo. They present special planning problems because they very often exist within or in close proximity to residential neighborhoods containing private homes. Kalamazoo presently has five licensed nursing homes, and two licensed homes for the aged. Licensed nursing homes range in size from the 24-bed Smith Memorial Home, to the 180-bed Ridgeview Manor. The city currently has a total of 513 nursing home beds or a ratio of 6.0 beds per 1,000 population (based on 1970 population). Recommendations Currently, area health programs are coordinated through the South Central Michigan Health Planning Council. A continual dialogue is maintained on a local level through the City of Kalamazoo Medical Planning Commission. Recommendations in the Community Facilities Plan encourage this form of cooperation among Kalamazoo's major health care institutions. It is recommended that because Bronson Hospital is in the downtown area and Borgess Hospital is in a developing residential district in northeastern Kalamazoo, special consideration be given in each case when expansion is planned; particularly in relation to parking, traffic generation, and potential residential development. It is further recommended that both institutions carry on land-banking programs for expansion and parking; and that hospital-related housing be explored. Provisions for this type of housing are made in the Land Use Component. The City of Kalamazoo supports continued improvement in the delivery of health services to city residents. These services can be provided through existing health care facilities. Where need for physically locating services in a given �Community Facilities Component 103 City of Kalamazoo neighborhood is clearly established, it is recommended that available structures, such as school buildings, be used rather than new facility construction. Recommendations are also made concerning the development of health care facilities in close proximity to residential districts. These recommendations detail requirements which will protect the quality of the surrounding neighborhoods such as: adequate parking, landscaping and screening requirements. The Comprehensive Plan also recommends that the licensing of additional adult foster care facilities includes consideration of nearby residents and that a balance be sought between communitybased treatment and legitimate neighborhood concerns. Neighborhood Centers The City of Kalamazoo supports the concept of neighborhood community centers where the individual neighborhood defines such a need. Community centers can provide a cohesive function in a neighborhood and contribute to its stability and improvement. Because of recurring concerns about funding for construction, maintenance, utilities and staffing, the Comprehensive Plan recommends the maximum utilization of available structures such as schools which offer both office and recreational facilities. School Facilities The school facilities portion of the Kalamazoo community facilities analysis is a broad statement of intentions and strategies within the context of a general approach to educational facilities planning. The aim of the school facilities report is to encourage the development and maintenance of public educational facilities that best provide intellectual, cultural, and vocational opportunities to the whole spectrum of the community as well as to their student population. The primary objective of the school facilities analysis is to provide a basis for coordination of school programming with the projected plans of other public agencies involved or related to school activities. A secondary objective is the delineation of existing facilities, possible new construction, future obsolescent and possible abandonment of educational facilities. Scope In an effort to determine the present and future capacity of Kalamazoo's educational facilities, an analysis was made of the existing and projected school enrollment and an inventory of all school facilities, both public and private, was taken, including primary, secondary, and post-secondary institutions. Primary and secondary school location, classroom size, and gross physical structure were evaluated for each facility in relation to present and future demands. Figure 26 outlines the Kalamazoo Public School District. �Community Facilities Component 104 Comprehensive Plan Projected Kalamazoo Area Primary and Secondary School Enrollment Trends Public and private school enrollment in the Kalamazoo area has declined significantly during recent years as shown in Tables 11 and 12. This reflects a national trend attributable to significant changes in family composition, e.g., relatively large numbers of small families, single persons, and young married couples without children. The impact of this trend on the City of Kalamazoo's long-term growth potential is uncertain at this time. Kalamazoo area school enrollment trends for the years 1975 through 1995 are projected in Table 13. Trends are indicated for public school and nonpublic school enrollment. The public school enrollment projection is based on separate elementary school, junior high school, and senior high school projections. The projections contained in Table 13 were based on three primary factors: 1) Kalamazoo area population growth, 2) anticipated long-range school-age population levels, and 3) past school enrollment trends. Nonpublic school enrollment projections contained in Table 13 are based on the assumption that such enrollment will represent approximately 18 percent of total enrollment. This is consistent with the average ratio of public school enrollment to total school enrollment evidenced during recent years. However, long-term trends suggest that nonpublic school enrollment could decline to a slightly smaller proportion of total school enrollment. The school enrollment projections contained in Table 13 reflect the interaction of two demographic trends: 1) moderately increasing population levels, and 2) steadily declining proportions of school age persons to total population. The projections indicate school enrollment is expected to decline steadily through 1985, and then begin to increase slightly through 1995. Total public school and nonpublic school enrollment was projected to be 15,800 in 1975 and 17,200 in 1995. Public school enrollment is expected to decline from 14,800 in 1975 to 13,000 in 1985, then increase to 14,100 by 1995. Considerable fluctuation is projected in the relation between public elementary, junior high, and senior high school enrollments. This fluctuation is attributed to the movement of different sized age cohorts through the population over the twenty-year period between 1975 and 1995. Because these fluctuations are self-adjusting over time, detailed planning of elementary, junior high, and senior high school needs should be met with a balanced and flexible school inventory. Existing Public School Facilities The school board feels at this time its present inventory of facilities can meet future demands. Currently the system contains 23 elementary schools, 5 junior high schools, 2 senior high schools and 3 special education facilities. (Refer to Figure 24) �Community Facilities Component 105 City of Kalamazoo Elementary School Facilities Table 14 contains basic data on elementary schools derived from the educational facilities survey. Table 14 shows an inventory of generally old elementary schools. Median age for all 23 schools is 44 years. Eight of the 23 schools are over 50 years old and at least ten of them are old enough so that kindergarteners who entered them in the fall of 1975 may be using the same classrooms their grandparents used in elementary school. No new elementary schools have been built during the past ten years. Only nine schools, those 11 to 23 years old, can be considered in the prime of their functional life. There is only one interme iate-aged elementary school, the Lakewood School, built 37 years ago. Most of the older elementary schools are located in the mature city or the middle city. The median age for mature and middle-city elementary schools is 52 years. A few older elementary schools are located in the new city, the developing city, or outside the city limits. These can be found along major arterials which were the paths for advancing urbanization. Junior High School and High School Facilities Table 15 contains basic data on junior high schools and high schools derived from the educational facilities survey. The table depicts a large, fairly new inventory. The median age for the seven junior and senior high schools is 17 years, and the oldest of the seven, South Junior High School, is only 25 years old. The junior and senior high schools are relatively large facilities. The median building size of the junior high schools is 100,000 square feet. The two high schools contain 303,000 square feet and 321,000 square feet. Considering projected population trends and the age of existing facilities, none of Kalamazoo's junior or senior high schools should need replacing before the second or third decade of the 21st century. Community Education Center The school system's old Central High School is being utilized as a community education facility which accommodates a broad range of activities and services including community education, County Health Department clinics, public recreation facilities, and School Board functions. The old Central High School in which the Community Education Center is located is 62 years old and has an addition 51 years old. The basic structure of the facility is reported to be sound and the school board has adopted the policy of preserving it for future use. However, extensive remodeling is needed. The total size of the building is 119,000 square feet. It contains 50 classrooms of approximately 570 square feet each. This is small by current standards, but adequate to serve the class sizes typical of the community education programs. The Community Education Center is located on a small site (3.89 acres) and parking is severely inadequate. Special Education Programs and Facilities The Kalamazoo Public School System operates special education programs for approximately 650 students. Six specific programs �Community Facilities Component 106 Comprehensive Plan are designed for: 1) trainable mentally impaired, 2) educable mentally impaired, 3) physically or otherwise health-impaired, 4) emotionally impaired, 5) learning disabled, and 6) hearing impaired. Most of these programs are carried out within regular elementary, junior high, or senior high school facilities. However, about one-third of the students are accommodated in three special education centers: the J. F. Kennedy Center, the Upjohn Center, and the Lakeside Center. Community Use of Public School Facilities Community use of public school facilities is fostered by the Community School Executive Board. The board is made up of members from the Board of Education, the Upjohn Institute, the Kalamazoo Parks and Recreation Department, and other agencies. The board operates the community school program in five elementary schools and three junior high schools distributed throughout the city and outlying portions of the school district. These schools are: 1) Lincoln Elementary, 2) Edison Elementary, 3) Washington Elementary, 4) Indian Prairie Elementary, 5) Chime Elementary, 6) South Junior High, 7) Milwood Junior High, and 8) Northeastern Junior High. The community school program provides for a broad range of neighborhood activities and offers a variety of enrichment programs for all age groups. The community schools contain neighborhood drop-in centers, designed to foster a stronger sense of neighborhood identity. Each community school has a local advisory council which organizes and coordinates neighborhood-related activities. Although the community schools are specially designated centers for intensive community use, other Kalamazoo area public schools are also available to community organizations. Respondents of a facilities survey indicate 25 of the 28 elementary, junior high, and high schools are used by community organizations. Ten of the city's public schools are utilized for the Kalamazoo Parks and Recreation Department summer program. The program includes outdoor recreation activities such as softball, badminton, and cricket, as well as craft activities such as batik, macrame, and painting. The 10 schools are: 1) Arcadia Elementary, 2) Burke Acres Elementary, 3) Greenwood Elementary, 4) Oakwood Elementary, 5) Parkwood Elementary, 6) West Main Street Elementary, 7) South Westnedge Elementary, 8) Spring Valley Elementary, 9) Vine Elementary and 10) South Junior High School. These schools were selected to provide recreation programs in neighborhoods where City Parks and Recreation Department facilities are not available. Phased-Out School Facilities There are six public school buildings in the city which are no longer utilized by the Kalamazoo Public Schools: Grand Prairie, �Community Facilities Component 107 City of Kalamazoo Pleasant Park, Peter Pan, Hillcrest, Fairview, and Roosevelt schools. Declining enrollment has eliminated the need for the classroom space these facilities provide and the busing program has eliminated the role they played as neighborhood schools. There are several reasons why these facilities have been phased out: 1) they were too small to permit efficient operation, 2) they needed substantial rehabilitation in order to bring them up to modern standards and 3) they are located away from the city's main concentrations of elementary age students. The school board would prefer to avoid demolition of phased-out schools whenever possible; it has adopted a policy of seeking alternative public or private uses. Four of the six vacant facilities have been leased to public institutions in the Kalamazoo area. The Grand Prairie and Pleasant Park Schools are utilized by the Kalamazoo Valley Intermediate School District. Services of the Kalamazoo Valley Intermediate School District The Kalamazoo Valley Intermediate School District (KVISD) is an outstanding service agency meeting various needs of the Kalamazoo area. A service agency for public school districts, KVISD currently provides four special service programs and four educational programs to client school districts. KVISD presents a strong potential for design and implementation of educational programs needed to improve housing and neighborhood conditions in Kalamazoo's older neighborhoods. Such educational services could be provided either directly through KVISD or through public school districts with the technical assistance of KVISD. Colleges and Western Michigan University One university and three colleges exist in the Kalamazoo area. While Western Michigan University and Kalamazoo and Nazareth colleges are located within the city limits, Kalamazoo Valley Community College is located in Oshtemo Township. Figure 25 pinpoints each of these institutions. Western Michigan University's campus consists of two areas divided by the Con Rail (Amtrak) Railroad, Stadium Drive, and athletic fields. The East Campus is the site of the original school founded in 1903. Land to the northwest of Stadium Drive was purchased in 1946. All recent expansion has occurred in the West Campus which has become the main campus. A Western Michigan University Campus Development Plan was completed in 1970 based on a maximum anticipated enrollment of 20,000 full-time equated students. According to the plan, these enrollment objectives can be met within an area generally bounded by: a) Stadium Drive and ConRail (Amtrak) Railroad on the south, b) Howard Street on the west, c) existing residential areas beyond the residence halls on the north, and d) Kalamazoo College on the east. A major facet of the development plan included closing Michigan �Community Facilities Component 108 Comprehensive Plan Avenue through the campus to ensure a pedestrian campus. Vehicle circulation was examined in terms of access for faculty, staff and students living off campus. Ease of arrival and departure and parking for public events on campus were also considered. Western Michigan University's present enrollment totals 19,000 full-time students. The university expects no significant growth during the coming years. The Board of Trustees revised housing policies two years ago to allow all students the choice of living on or off campus. Kalamazoo College, on the other hand, requires its students to reside on campus with few exceptions. Kalamazoo College Trustees maintain an on-campus housing capacity maximum of 1,375 students. The 1975-76 enrollment totalled 1,496 students. With the possible exception of a parking ramp, Kalamazoo College anticipates no expansion south of Lovell Street. The college would like to develop perimeter parking. If property could be acquired, Kalamazoo College would like to construct a parking lot between West Michigan Avenue and the Amtrak line. The college is also interested in closing one of its campus streets, e.g., Academy, Carmel or Catherine. In terms of capital improvements, Kalamazoo College plans to rebuild its gymnasium on one of two alternative sites: 1) rebuild on same site with Catherine Street closed, or 2) build on the corner of Academy and Catherine Streets. An expansion of the college's library is envisioned for 1980-85. The college would like to add two more tennis courts if Carmel Street were to be closed. The school's heating system may also be changed. Nazareth College proposes no physical development through 1990. The only change it foresees will be the Dillon Hall senior citizens complex. The 1975 enrollment totaled 457 students. The 1990 enrollment projection totals 700 students. Recommendations Primary and Secondary Schools The school facilities recommendations consist of general statements regarding site acquisition, new buildings, additions, improvements, and abandonments. Because of the reduced enrollment trends, specific recommendations are also made on possible redevelopment of phased-out schools. These alternatives include residential development, park-playground, neighborhood, social or health service centers, and other compatible uses. Each alternative is qualified by its compatibility with residential areas and possible traffic implications. During recent years, the busing of students to achieve racial balance in the schools has caused the reevaluation of the neighborhood school as an activity or social center for the immediate residential area. The degree to which the neighborhood school continues to serve as a community �Community Facilities Component 109 City of Kalamazoo focal point will be determined by cooperative programming for the school facility by school board, municipal departments, and other agencies for school use. The report encourages year-round use of schools, especially for recreation, special education, and preschool and summer school programs as means to retain neighborhood identification. Institutions of Higher Education Recommendations concerning Western Michigan University and the area colleges emphasize continued coordination and cooperation between those institutions and the City of Kalamazoo. Major development on any of the campuses affects surrounding neighborhoods and city operations. Similarly, changes planned by the city may affect the campuses. It is therefore recommended that these matters of mutual interest be cooperatively developed. Cultural/Fine Arts Amenities The cultural/fine arts amenities portion of the community facilities analysis inventories the range of amenities available in Kalamazoo. The goal of this report is to encourage continued development and expansion of the fine arts amenities through analysis of present offerings and projections of expansion or reduction of services. Scope The analysis of current cultural/fine arts amenities covers three categories: 1 theaters/ auditoriums 2 art galleries 3 museums Only those organizations which can be classified as nonprofit are included. Profit-making associations involved in the fine arts are considered to be business establishments. Recommendations The abundance of cultural/fine arts amenities in Kalamazoo represents a strong, positive force for attracting people and business to the community. Another benefit is the increased stabilization of neighborhoods because of public reinvestment in the area. Expansion of these amenities is encouraged, as they .are assets to the urban environment. The primary recommendation is for coordination of expansion efforts which would lessen the negative conditions restricting growth and, also, the possible adverse effects resulting from further development. Traffic generation and parking problems are foreseen as possible conflicts to be resolved. Reutilization of vacant school buildings for the housing of fine arts amenities is also recommended. �,; .,... .. . :' ' \ ... ·. ~ ·--~ . ... - '11 t l .. --' ... :f,, ! ...,_;;;;:_ I :::-:: ~ 1:_Jl., ' ?f'IJ - ..Jl/f.i1 l-1l ;[!if rtllf/J I 4 ,... ~. ' ..,, (' ' \. . ~ ... w ) ' ~L. ~ij\11; Proposed South Mall project ' ._ /;;' �Community Facilities Component 111 City of Kalamazoo Fire Stations and Travel Distances Figure20 I\ ---r-1 i. I -1-~I.... -amo TwJ Oshtemo Twp I Cooper Tw~R,chland Twp toper Twp azoo Twp Kalamazoo Twp Comstock Tw ... I I I ---~---Oshtemo Twp Texas Twp I Kalamazoo Twp Kalamazoo Twp I Comstock Twp --- ►--r;:.r:e I I Portage Twp Twp 1.. I --, I \ I I Fire Stations Proposed, Pending Final Evaluation One Mile Travel Distance One and One-Half Mile Travel Distance tJ Pavilion Twp I I I �Community Facilities Component 112 Comprehensive Plan Library Facilities Figure21 I TwJLper amo - Twp _.i:;_~ .... - I Oshterno Twp Kalamazoo Twp l\ -- --Cooper Twp I Richland Twp Comstock T U.s IJ? 6 A. ---~--Oshtemo Twp Texas Twp I l~r Kalamazoo Twp Kalamazoo Twp I Comstock Twp -•-I-!"--• I I Portage Twp Portage Twp r-lI I 'I I \ I ~-----+----+-----+---+-- - - , Possible Existing One-Half and One-Mile Travel Radii 1 Main Library 2 Powell Branch 3 Washington Square Branch 4 Eastwood Branch 5 Oshtemo Branch tJ Pavilion Twp II I �Community Facilities Component 113 ----------- ----- City of Kalamazoo ---------------------- Health Care Facilities Figure 22 1 TwJ toper Twp Oshtemo Twp Kalamazoo Twp I\ ---r-• i. I -~-~ .... -,a,,io I Cooper Tw~R,chland Twp zoo Twp I Comstock Tw .. I I I ., :, ---~--Oshtemo Twp Texas Twp I Kalamazoo Twp Kalamazoo Twp I Comstock Twp I ---►--· ' r II I Portage Twp Po,tage Twp I Bronson Hospital County Health Department Family Health Center Borgess Hospital State Hospital l..... I --, I \ I tJ Pavilion fwp I �Community Facilities Component 114 Comprehensive Plan Kalamazoo Public School District Figure23 US-131 OAKLAND DOUGLAS SC a: u 0 WESTN~DGE BURDICK LOVER 'S LANE PORTAGE .- RIVERVIEW OR L--SPR INKLE z - ~ ;:; Kalamazoo City Limits School District Boundaries ... <I) <t w �Community Facilities Component 115 City of Kalamazoo School Locations Figure24 I\ -~-~----I lamo TwJ Lper Twp OsMcmo Twp I ---r-• Cooper Tw~Richland Twp Twp Kalamazoo Twp I .. Comstock Tw I I ■ 24 ---~--Oshtemo Twp Texas Twp ---~--'I II 1rr I Kalamazoo Twp Kalamazoo Twr, I Portage Twp Portage Twp I Elementary Schools 1-23 Ele!T'entary Schoois Junior High Schools 1- 9 1 2 3 4 5 6 7 8 9 11 to 23 years old Arcadia Oakwood Winchell Indian Prairie Northglade Spring Valley Greenwood Chime Westwood 10-15 10 11 12 13 14 15 34 to 49 years old Lakewood Brucker Burke Acres Woodrow Wilson South Westnedge West Main Senior High Schools and Community Education Center Special School Facilities Private Schools --,, I II a.J 16-23 16 17 18 19 20 21 22 23 51 to 54 years old Vine McKinley Edison Parkwood Lincoln Milwood Woodward Washington 24-28 24 25 26 27 28 Junior High Schools Milwood HIiiside Northeastern Oakwood South I Comstock r wp_ I Pav•l,on 1wp· I 29-30 Senior High Schools 29 Central 30 Loy Norrix 31-33 31 32 33 Special School Facilities J. F. Kennedy lake Side Upjohn Center 34 Community Education Center �Community Facilities Component 116 Comprehensive Plan Institutions of Higher Education Figure 25 a s" z "'< 0 Western Michigan University Kalamazoo College Nazareth College Kalamazoo Valley Community College �Community Facilities Component 118 Comprehensive Plan Kalamazoo Area School Enrollment Trends Table 11 Non-Public School Enrollment Public School Enrollment Year 1962 1963 1964 1965 --1966 1967 1968 1969 1970 1971 1972 1973 -----1974 1975 --- - - 1976 Percent Change Annual Change Number 17,676 18,018 -----18,097 18,378 18,997 19,150 18,908 18,782 17,908 16,812 15,978 --15,473 15,168 14,551 14,119 342 79 281 619 153 --- Annual Change Percent Change 1962 4,961 1963 1964 1965 1966 1967 165 5,126 5,421 295 -----118 5,303 -135 5,168 -312 4,856 3.3 Number Year 1.9 0.4 1.6 3.40.8 5.8 -2.2 -2.5 -6.0 -5.1 4,610 -246 1968 -403 -8.7 1969 4,207 -2.6 -108 1970 4,099 -0.5 4,078 -21 1971 -3.9 -161 1972 3,917 -- · ----261 -6.7 1973 3,656 -----4.0 1974 -148 3,508 1975 5 3,513 +.001 - - - - -- - -· + 1976 Not available as of 12-76 -1.3 -242 -0.7 -126 -874 -4.7 -1,096 -6.1 -834 -5.0 ----505 -3.2 -2.0 -305 -4.0 -617 - ---3.0 -432 Source: Table by Gerald Luedtke and Associates, Inc., based on data supplied by the Kalamazoo Public School Administration. Updated by the Kalamazoo Planning Division, December, 1976 Note: Does not include special education students. 1976 Enrollment by Public School Type Table 12 Elementary School Junior High School Senior High School --TOTAL Note: Does not include special education students. Students Percent 7,831 3,144 3,144 --- 14,119 - 55.50 - - 22.25 22.25 100.00 ----- Source: Table by Gerald Luedtke and Associates, Inc., based on data supplied by the Kalamazoo Public School Administration. Updated by the Kalamazoo Planning Division, December, 1976 --- - Projected Kalamazoo Area School Enrollment Trends Table 13 1975 Total Public School and Non-Public Enrollment Public School Enrollment Elementary School ·---Junior High School Senior High School Non-Public School Enrollment 18,100 14,800 7,990 - - -3,550 3,260 3,300 1980 - 16,800 13,800 7,460 -3,310 -- 3,030 3,000 1985 1990 1995 15,800 13,000 7,020 3,120 2,860 16,100 13,200 7,130 3,170 2,900 17,200 14,100 7,620 3,380 3,100 2,800 2,900 - 3,100 Source: Table by Gerald Luedtke and Associates, Incorporated, based on data supplied by the Kalamazoo Public School Administration, August, 1975 - �... ~ Community Facilities Component 119 ---- City of Kalamazoo - - Elementary School Inventory Table 14 Schools 11 to 23 Years Old Arcadia Oakwood Winchell Indian Prairie Northglade Spring Valley Greenwood Chime Westwood Median Age ol Building (Years) Age of Newest Addition 11 6 n.a. n.a. 16 17 18 19 21 22 23 18.5 10 15 3 1 9 8 Site Size (Acres) Building Size (Sq. Ft.) Number Average of Classroom ClassSize (Sq. Ft.) rooms Indoor Recreation Area (Sq. Ft.) Enrollment Capacity 2,400 2,400 447 330 10.00 4.53 9.60 12.00 11.84 25.92 8.49 3.59 10.20 10.1 34,000 26,000 22,000 29,000 33,000 29,000 18 15 14 13 13 13 11 10 14 13 780 450 950 n.a. 1,000 750 800 800 800 3.29 11.87 6.86 2.81 8.99 2.28 5.07 23,000 9 36,000 10 21,000 11 35,000 14 47,000 13 -30,000 13 33,000 12 820 900 1,000 700 850 n.a. 850 33,000 29,000 37,000 n.a. n.a. Number Number of Parking of Teachers Spaces Total Enrollment n.a. n.a. 3,000 2,400 n.a. 2,400 2,400 447 40 20 316 13 22 -- 13 n.a. 349 28 13 50 350 350 12 30 400 341 390 319 13 n.a. 20 390 261 9 300 213 12 n.a. 450 357 14 90 ---13 30 390 345 n.a. 4,150 2,400 2,440 2,925 2,400 2,440 300 300 330 350 400 750 333 n.a. Schools 34 to 49 Years Old 37 43 44 Burke Acres -Woodrow Wilson 46 South Westnedge 48 West'Main 49 - - -Median 45 Lakewood Brucker 10 6 8 21 14 10 172 233 260 272 344 300 266 7 95 14 10 14 -12 11 n.a. 23 29 25 0 18 24 Schools 51 to 54 Years Old Vine McKinley Edison Parkwood Lincoln Milwood Woodward Washington Median 51 51 52 53 53 54 54 54 53 12 35 6 19 6 28 14 12 13 39,000 2.26 2.73 40,000 7.36 72,000 -- -32,000 2.33 177,000 6.98 21.00 28,000 57,000 9.60 3.40 54,000 5.19 56,000 21 n.a. 10 n.a. 20 800 12 690 -n.a. 52 30 875 27 n.a. 23 700 750 22 2,400 630 360 2,400 308 252 n.a. 500 410 --2,320 425 357 n.a. 700 531 2,400 750 551 n.a. 650 456 4,400 700 503 2,400 640 433 14 11 - 30 16 - n.a. n.a. 13 12 --- n.a. n.a. -- - 27 100 ---27 43 26 41 20 36 Source : Table by Gerald Luedtke and Associates, Inc., August, 1975, based on data supplied by the Kalamazoo Public School Administration �Community Facilities Component 120 Comprehensive Plan Junior High School and High School Inventory Table 15 Schools Junior High Milwood Hillside Northeastern Oakwood South Number of Classrooms Aver•£• Clossroom Size (Sq. Ft.) Indoor Recreation ArH (Sq. Ft.) Ago of Age of BulldinE Newest Site Size (Years) Addition (Acres) Building SIN 16 17 22 23 25 128,000 38 100,000 30 80,000 27 -78,000 20 140,000 40 n.a. n.a. n.a. n.a. 303,000 321,000 n.a. n.a. 27 21.45 20.25 9 -15.11 9 21 (Sq. Ft.) n.a. 625 742 n.a. --- 6,000 5,000 Enrollment Capacity Total Enrollment 900 832 950 862 557 600 ------ 600 600 1,200 742 Number Number of of Parkin& Teachers Spaces 275 156 45 43 29 33 45 n.a. 83 85 1,000 700 80 120 High Schools Central 3 ------Loy Norrix 15 - 4 61.84 55 77 73 10,000 12,000 2,200 2,200 1,667 1,586 Source: Table by Gerald Luedtke and Associates, Inc., August, 1975, based on data supplied by the Kalamazoo Public School Administration ���Utilities Component 125 City of Kalamazoo Provision for adequate utilities is an important criterion for any active and vital community. Every citizen is directly concerned with electricity, gas, telephone, water and sewage disposal as basic to daily life. The growth of any community is dependent upon these services. Because the provision of water, storm drainage and sewage treatment systems are under direct public control, they form the principal elements of the Comprehensive Plan's Utility Component. Semi-public utility systems, such as electricity, gas, and telephone are planned, primarily, by each of the respective companies serving the Kalamazoo area. Before action is taken to modify current systems, however, proposed plans are extensively coordinated with those of all local governments within the affected area. The purpose of the Utility Component of the Comprehensive Plan is to describe Kalamazoo's existing systems and examine some of the major problems now being observed. This process, because of its technical nature, requires a close working relationship with the city's utility departments. The City of Kalamazoo is fortunate that ongoing utility-planning activities are maintained by both the Water and Public Works Departments. This has helped to facilitate specific problem evaluation and to recommend solutions based on available resources. The "Comprehensive Plan" accepts the expansion and extension of Kalamazoo's utility systems, as outlined in the "Fifty-Year Water Utility Management Plan" of 1975; the "Master Plan of Storm Drainage", 1976; and the "201 Segmented Facilities Plan, Volume I, City of Kalamazoo", 1976. Recognizing that expansion and extension of the utility systems will increase the development potential outside the city, however, the Comprehensive Plan also encourages an areawide commitment to maintaining the City of Kalamazoo as a vital urban center in terms of residential, commercial, and industrial growth. This commitment should be reinforced at every opportunity in the interaction between Kalamazoo and adjacent local governments. To this end, it is recommended that when the city considers utility improvements that benefit areas outside the city, consideration should also be given to the willingness of those areas to undertake cooperative actions. Such actions include: 1) cooperating in planning for the use and impact of the utility on all areas served, 2) aiding the city in solving potential problems connected with utility improvements, and 3) equitable sharing of the costs of constructing and using the improved utility services. Water Utility Element All of the water used domestically or for other purposes in the Kalamazoo urban area is ground water. The water supply system is managed principally by the cities of Kalamazoo, Parchment and Portage. �Utilities Component 126 Comprehensive Plan The City of Kalamazoo's service area includes the city and, through franchise agreements, several surrounding areas, including the townships of Kalamazoo (excluding the City of Parchment), Comstock, Cooper, Oshtemo, Richland, and Texas, and a portion of the City of Portage north of 1-94 and Branch Creek. The entire area, currently, is not being serviced (refer to Figure 26). Both Parchment and Portage operate water systems within their corporate limits. Scope The entire water system is an integrated whole made up of well fields (source of supply), pumping stations, storage reservations, booster-bleeder stations, and distribution piping systems that link all the components. Kalamazoo's service area is divided into 5 pressure districts (see Figure 27). Within these districts, the city operates 20 pumping stations and 5 storage tanks. At present, water is supplied from 104 deep wells, grouped in 21 well fields. It is distributed through an extensive network of pipelines ranging in size from 2 inches to 30 inches, at an average pressure of 55 pounds per square inch (psi) with a range of 35 psi to 110 psi. Replacement needs in this distribution system exist, for the most part, in the Low Service District and, particularly, in the Central Business District (CBD), as shown in Figure 28. A program for upgrading in the Low Service District is proposed. The upgrading and replacement program should be scheduled with other public works projects, such as street widening and/ or relocation and sewer construction. In addition, coordination with any major private construction should be sought. An appraisal of all aspects of the present pumping operation has been made. The appraisal was conducted in light of proposed capacities, so that programs could be formulated in response to identification of deficiencies. Treatment The raw water is treated at each of the pumping stations with applications of chlorine, fluoride, and sodium hexametaphosphate. Sodium hexametaphosphate is used to sequester the iron present in Kalamazoo's water. The treatment method differs from most municipal water systems in that Kalamazoo does not have a single water source or treatment plant. This is not seen as a problem, due to proposed automatic controls now being tried on an experimental basis to determine effectiveness. Usage and Resources A simplied summary of the past development of service and volume is delineated below: 1925 45,000 Number of Customers 11,050 Miles of Main in Service 118.5 ·Average Day M.G.D.,. 4.4 - - Population Served - Maximum Day M.G.D. *Million Gallons Per Day 1950 65,000 17,270 215.9 9.6 18.3 1975 115,000 29,300 439.0 18.1 40.0 �Utilities Component 127 City of Kalamazoo All existing well fields have been extensively tested to determine their ultimate sustainable annual yield, as well as Peak Daily Pumping Capacity. These determine the practical supply limits within the Kalamazoo City and Township area. Wells are generally in good condition by present standards. All are located and constructed to meet Michigan Health Department standards and are given frequent, careful maintenance. The well field environment has, in several cases, been given strong protection, such as the Al Sabo Land Preserve Land Use Ordinance and the Sanitary Control Ordinance for the central pumping station well field. Recommendations The Fifty Year Water Utility Management Plan is not a physical plan in the traditional sense; it is, instead, a management plan: a tool for problem solving. The report was prepared by the Water Department to define the interrelationships among the variables that affect the growth and development of the City of Kalamazoo Water Utility. The plan is a model of the growth that will probably occur in the next 50 years. The recommendations included in the plan, therefore, are made for a series of pdtential alternatives rather than for a specific course of action. The plan highlights future questions and points out the problems which must be solved in the near future. Those areas considered are: 1 Pumping (adequate pressure) 2 Purity and quality 3 Quality and Quantity (firefighting) 4 Commercial service (meter readers, billing) 5 Business management 6 Planning (extension of service) 7 Maintenance of existing system 8 Provision of service to new customers 9 Expansion of water service for long-term needs There is no conflict between the Fifty Year Water Management Plan and the proposed elements of the Comprehensive Plan. The flexibility expressed by the Utility Element will meet the various projected demands of population and land use. �Utilities Component 128 Comprehensive Plan Coordination between utility planning and community planning are necessary and, in the future, will help to ensure Kalamazoo's ideal growth. To this end and for the purposes of ensuring the quality and quantity of the Kalamazoo water supply designated as areas of public improvement within the water utility element are the water recharge areas, water well sites and water pumping stations. Storm Drainage Element The existing storm sewer systems in the older sections of the city have been installed and functioning for a considerable number of years. There are large deficiencies throughout these systems. In spite of the small capacities and large deficiencies, these systems have, to a degree, been performing their function by removing storm water before massive flooding occurs. Scope The Master Plan of Storm Drainage of the City of Kalamazoo, Michigan, prepared by Jones and Henry Engineers Limited, was presented to the City of Kalamazoo in April, 1976. The study and its recommendations cover analysis, design, proposed construction and cost estimates of the plan components. The study provides data essential to determining the nature of future drainage plans. There are many areas in Kalamazoo in a state of transition to apartment, manufacturing or commercial land use. In the Jones and Henry study, the following assumptions were made: 1 Total transition by new construction to a land use with a high percentage of impervious surface may never occur. 2 The present trend in urban land management is to allow for significant open space and pervious surfaces in the development of apartment and manufacturing complexes. 3 The high rates of runoff from impervious surfaces to a storm sewer system can be controlled by the use of short duration, on-site storage of runoff. As a result, the values selected were intermediate between present land use and zoned land use with considerable weight being given to present land use characteristics. The purpose of the comprehensive plan for storm drainage in Kalamazoo is to enable the city to schedule, design, and construct future projects in an orderly and integrated manner. The report includes: 1 A basis of design for the various components of the drainage system; 2 An analysis of the various existing storm sewer systems showing capacities and identifying deficiencies; �Utilities Component 129 City of Kalamazoo 3 Proposed facilities to alleviate existing deficiencies and to provide for future development; and 4 Cost estimate of the proposed facilities. This information is crucial to the Comprehensive Plan and its components. Damage from storm water runoff may pose a hazard to existing and future land uses. The land use component must reflect a knowledge and understanding of the hazards of storm water drainage. The Master Plan of Storm Drainage identifies areas needing correction and improvement. Storm Sewers/Design A detailed analysis was made of all existing storm sewers not studied and reported by Jones and Henry in 1957 and 1959. A careful study was then made of the most economical method to achieve relief. Existing sewers were considered to be adequate if the hydraulic grade line (water surface elevation) remained below the ground surface elevation during the design storm. Relief sewers were sized and located to make maximum use of the capacity of the existing sewers. The existing local storm sewers and the proposed relief sewers will be adequate for a five-year storm event. There is no surplus capacity designed into the systems. More intense storms may cause local, short-duration ponding of surface runoff. Cost estimates of proposed relief sewers are presented in the discussion of each of the various storm sewer systems in the city. Stream Capacity A detailed analysis was made of the major streams conveying surface runoff through the city with the exception of the Kalamazoo River. Design flows and proposed improvements for these streams were determined for a 100-year storm event. There is a separate section in the report for Arcadia Creek, Axtell Creek, Portage Creek, Davis Creek and Spring Valley. Most of the area tributary to these streams is outside the city. Future storm flows from these areas to and through the city will increase as urbanization occurs. Methods to control the magnitude of these increases are discussed in the report. Stream Rechanneling Projects of stream rechanneling are proposed for Arcadia and Portage creeks. The rechanneling is through an underground conduit that would parallel the ConRail track north of Kalamazoo Avenue. The design and timing of construction should take into account proposed development for the area. Preliminary contacts have been made with ConRail regarding the amount of time necessary to procure easements from them, and the time-span seems to be approximately one year for easement finalization at this time (see Figure 29). Recommendations It is the goal of the Storm Drainage Element to ensure both the collection and carrying of drainage waters to adequate outlets, �Utilities Component 130 Comprehensive Plan and the appropriate retention of storm water to minimize flooding. Because of the nature of storm water collection in the Kalamazoo area, it is recommended that any implementation of the Master Plan for Storm Drainage be coordinated with adjacent local units of government. Additional recommendations center specifically on construction of sewers of sufficient size to handle runoff, including relief sewers and on-site storage in new construction, where necessary. Maintenance and improvement of natural water courses through retention facilities, cleaning and rechanneling are also encouraged. Wastewater Treatment Element The first step toward meeting the water pollution control need of the Kalamazoo Metropolitan Area is the preparation of a facilities plan. The purpose of such a plan is to identify the specific needs in the area and to recommend the most cost-effective means of satisfying them for the duration of the planning period. The Segmented Facilities Plan covers the collection system requirements and some improvements to the treatment plant that would be required regardless of the ultimate utilization/ disposal system selected. The planning period for this study is assumed to extend to the year 2000. The planning area, as delineated by the State of Michigan in consultation with representatives from the U.S. Environmental Protection Agency and local officials, encompasses an area of approximately 505 square miles in Southwestern Michigan. Included in the planning area are the Cities of Kalamazoo, Portage, Parchment, and Galesburg; the Villages of Augusta, Climax and Richland; the Townships of Alamo, Charleston, Climax, Comstock, Cooper, Kalamazoo, Oshtemo, Pavilion, Richland, Ross and Texas in Kalamazoo County; and the townships of Barry and Prairieville in Barry County (see Figure 30 ). Because the planning area is large, the segmented facilities plan is divided into several volumes, each of which contains the detailed information on a particular political jurisdiction. Volume 1 specifically deals with the City of Kalamazoo. Much of the background information, applicable to the entire planning area, is contained in Volume 1 of the facilities plan and many of the conclusions of separate portions of the Facilities Plan are summarized in Volume 1. The conclusions of this study constitute a master plan by which the area can plan a pollution abatement program. The study has been conducted in accordance with U.S. EPA regulations to permit federal funding of the design and construction of the recommended facilities under Public Law 92-500. Scope As a result of long-term contracts, the City of Kalamazoo is obligated to operate wastewater treatment facilities serving the cities of Galesburg and Portage and the townships of Comstock, �Utilities Component 131 City of Kalamazoo Kalamazoo, Oshtemo, and Texas. The City of Parchment operates a separate system. Within the City of Kalamazoo, Allied Paper Company operates a treatment facility. Efforts to provide adequate sanitary sewer facilities in the Kalamazoo area began in 1881 with the construction of the first sanitary sewers in the Village of Kalamazoo. Since then there has been extensive expansion and improvement of sewer facilities in the city. Existing System The existing wastewater treatment facilities of the City of Kalamazoo include primary and secondary treatment with phosphorus removal. The treatment process at the Kalamazoo plant differs from that of most municipal wastewater plants in that the secondary treatment phase processes approximately twice the total volume of the procured flow in the primary phase. Waste from several paper companies receive primary treatment at the source and the effluent from this treatment is conveyed by means of an industrial sewer to the Kalamazoo plant. At this point the industrial waste joins the city's primary treatment waste stream. Both streams receive secondary treatment and phosphorus removal prior to being discharged into the Kalamazoo River. The original Kalamazoo sewage treatment plant was completed in 1955 and has a design capacity of 34 million gallons per day (mgd) with a maximum capacity of 70 mgd. Current flows are estimated at32 mgd. The Kalamazoo River downstream from Kalamazoo is designated for tolerant warm water fish. The minimum daily average of dissolved oxygen (do) under this designation is 5.0 milligrams per liter (mg/I), and no single do volume may be less than 4.0 mg/I. Presently, the river does not meet water quality standards. The present draft NPDES Permit proposes to restrict the maximum daily discharges during the summer to 10 mg/I biochemical oxygen demand (bod) and 2.0 mg/I ammonia (nh3-n). During the winter the restriction is 30 mg/ I bod. The average monthly discharge of suspended solids (ss) is limited to 10 mg/I and 30 mg/I during the summer and winter respectively. Phosphorus concentrations are not to exceed 1.0 mg/I. Projected Demand Approximately 53.3 mgd of wastewaters are expected to require treatment in the year 2000. The wastes will consist of about 15 mgd of paper mill flows and 38.3 mgd of domestic and miscellaneous commercial and industrial wastes. The plant will receive flows from the Cities of Galesburg, Parchment and Portage; from the Villages of Augusta, Richland and Vicksburg; and from the Townships of Alamo, Charleston, Comstock, Cooper, Kalamazoo, Oshtemo, Pavilion, Richland, Ross, Texas, Barry and Prairieville. Both the Village of Climax and Climax Township are expected to remain without sewers. �Utilities Component 132 Comprehensive Plan The paper mill wastes are expected to contain about 250 mg/ I ss and 200 mg/I bod. The remaining wastes are expected to contain approximately 280 mg/I ss and 380 mg/I bod. The total loading to the plant will average about 120,700 lbs. ss and 146,400 lbs. bod. Recommendations The segmented facilities plan covers the installation of sewers to serve presently unserved areas, construction of relief interceptor sewers, infiltration/inflow analysis, construction of pumping, preliminary and primary treatment facilities, as well as the addition of final clarifier capacity at the existing plant. The Comprehensive Plan accepts the proposed segmented facilities plan; recognizing, however, that areawide coordination is necessary to implementation. The plan recommends, therefore, that commitment to maintaining the City of Kalamazoo as a vital urban center be reinforced at every opportunity in any action between Kalamazoo and adjacent local governments. It also recommends that the impact of the extension of any service line be fully assessed, and solutions to potential problems be cooperatively sought by all areas served. '' The Comprehensive Plan further recommends that research be continued to determine appropriate uses for solid waste residue and components of wastewater treatment. Semi-Public Utilities Electricity The Electric Division of Consumers Power Company provides the chief source of electrical power for the Kalamazoo area. Power is supplied through a series of fossil fuel and nuclear generating plants located in this region. The Consumers Power system has a capacity of two million KW minimum and four million KW maximum, and its capacity is expected to be increased in the near future. Consumer's extension of service is based on a ratio of cost of construction to anticipated revenue, and the company feels, at this time, that it would have no trouble meeting anticipated demand. Telephone Telephone service within the Kalamazoo area is provided by the Michigan Bell Telephone Company. The system's current total exchange capacity is approximately 90,000 units. This estimate includes residential, business, and coin-operated phones, in addition to Centrex and Watts leased lines. Demand is projected to increase by an additional 30,000 units by the early 1990's. The company expects to have little difficulty in meeting this demand, if economic conditions remain favorable for such expansion. Natural Gas Natural gas service is furnished through the Kalamazoo area by Consumers Power Company. As a result of the recent energy crisis and the ever-increasing demand for gas service, Consumers has received federal permission to limit the consumption of natural gas. Consumers now has the right to refuse service to new �Utilities Component ----- - -- 133 -- - - City of Kalamazoo industrial or commercial development, as well as service for expansion of existing facilities. Aside from longer-range solutions to the gas shortage, which involve development of alternative sources of fuel, a short-range solution for the Kalamazoo area may be reutilization of existing fuel allocations. Consumer's present policies allow for remodeling and/ or transfers of allocations of gas use only if the previous loads are not exceeded and provided the service equipment is operable and was in use within the previous two years. At the present time, Consumer's gas usage is restricted to existing users. No new commercial or industrial accounts or permits for increased service levels have been issued since April of 1975. The gas restrictions are eased somewhat for customers who operate more than one business, since existing commercial and industrial customers may transfer their gas service from one location to another if there is no change in the service level. Customers requesting a transfer of service must be owners of the equipment and must maintain an active account. Commercial and industrial users wishing to reactivate their existing gas accounts are eligible to do so if the previous account was deactivated less than two years previously, and provided the previous service levels are not exceeded. Consumers will provide gas for new users of existing accounts at existing service levels if the request is made for a building presently serviced by Consumers or actively serviced within the last two years. In light of these current restrictions, it will be necessary for new commercial and industrial businesses to utilize alternative energy sources. ----- Recommendations --- The Comprehensive Plan encourages coordination between semipublic utilities and local governments prior to modification of existing systems. The plan recommends that underground telephone and electric lines be used in new developments. In addition, it is recommended that in view of the current energy crisis, an area-wide energy conservation program be instituted, which would promote maximum utilization of existing resources like natural gas. �Utilities Glossary 134 Comprehensive Plan Design Storm, Capacity and Flows storm sewers are usually designed on an assumption that their capacity will be exceeded an average of once in a certain number of years. It then becomes a problem of design to choose the number of years, the design storm , that will provide sewers of a size adequate to meet the estimated needs of the area. The flows to be conveyed by the sewer during the design storm are then referred to as the design flows. Infiltration/Inflow infiltration/inflow is the water in a sanitary sewer system that should not be there. Infiltration is groundwater while inflow is generally surface or storm water. It is considered excessive if it is more economical to eliminate or prevent 1/1 from getting into the system than it is to convey and treat it. Interceptor Sewer a collector sewer that receives water flow from a number of other sewer mains directing the flow to a point of treatment. Peak Daily Pumping Capacity flows through a sanitary sewer are not constant during a 24-hour period. Certain periods of the day produce flows in excess of the average and are referred to as peak flows. Pumps are generally designed with the capacity to pump these peak daily flows in order to prevent flooding damage to upstream residences and businesses. --------- - -- - -- - - - - - - - - - - - Relief Sewer a sewer built to carry flows that exceed the capacity of an existing sewer. Storm Event local rainfall records provide a history of storms with varying intensities of rainfall. From these records probable recurrence intervals can be established for use in designing storm sewers. For example, in Kalamazoo there is a 20% chance that in any given year 1.65 inches of rain will fall in one hour. This is referred to as a 5-year storm event or a rainfall predicted to occur 20 times during a 100-year period. ----- ---- �Proposed commercial office, Michigan Avenue �Utilities Component 136 Comprehensive Plan Growth of the Service Area Figure26 I I 1925 11111111111 1950 }\:::\\ 1975 2020 �Utilities Component 137 City of Kalamazoo Projected Service Districts Figure27 A-Low B- Intermediate C-High D- East Side High E- Super High �Utilities Component 138 Comprehensive Plan CBD Water Main Upgrading Figure28 ':; ."""' +- :, MSC z ..J < ;: 8 RN.JAM Existing Mains ••••• Mains to Be Upgraded Relocated Mains Mains to Be Abandoned �139 Utilities Component City of Kalamazoo Kalamazoo, Michigan Storm Drain Report Location of Proposed Channel Work Portage Creek and Arcadia Creek Jones & Henry Engineers, Limited, Toledo, Ohio Figure29 "' (.J i5 "...a: "' W MAIN \ •••: UNIVERSITY , POND AREA \ .t••••••~ UNIVERSITY. AREA '' OIKESLAKE ..... ~ Proposed Channels Drainage Basin Divide Sub Area Boundary • New Bridge Required ,._ Modify Existing Bridge a: :, "';i PROPOSED ARCADIA CREEK RELIEF DRAIN �140 Utilities Component Comprehensive Plan Figure30 City of Kalamazoo, Michigan Facilities Planning Wastewater Planning Area Jones & Henry Engineers, Limited, Toledo, Ohio ���Special Areas of Concern 145 City of Kalamazoo Population and Employment Profile Two studies that are considered preparatory as well as fundamental to the Land Use Planning process are employment and population. The former, by analyzing the structure and vitality of the urban economy, determines the number of employment opportunities which the economy can support and provides a means by which the growth potential of the urban area may be gauged. For this informatioQ to be of value in the land planning process, however, it must be converted and expressed in terms of population. A discussion of Kalamazoo's employment profile as well as its projected population follows. Two techniques for projecting future population size were used in Kalamazoo's planning process. The first was based on an averaging of population projections prepared by the Michigan Department of State Highways and Transportation, Michigan Department of the Budget and the W. E. Up john Institute for Employment Research. These projections and their average appear in Table 12 entitled Kalamazoo County Population Projections. Because the projections were initially completed on a county-wide basis, projected percentages were applied to each municipality. The resultant projections for the City of Kalamazoo on a five year increment are shown below. 1970 1975 1980 1985 1990 1995 2000 85,555 87,798 88,852 91,108 92,795 95,415 98,916 Through this approach, 92,795 people can be expected to reside within the City of Kalamazoo by 1990 representing an 8.5% increase over 1970 levels. Technicians applying the various projection techniques for each of the above mentioned organizations have assumed certain levels of in-migration. These migration rates imply that persons currently living outside Kalamazoo will, over the next 15 years, move their residences to the city as a result of increased educational and/ or economic opportunities. Interviews with the city's three institutions of higher education and the area's largest employers, however, revealed that no significant expansion of either enrollment or employment were scheduled for the foreseeable future. Therefore, if area population projections are to be accurate, in-migration must necessarily be generated by new sources of opportunity moving into the area. With the existence of several organizations dedicated to the inducement of new economic development within Kalamazoo, population projections based on moderate levels of economic expansion, as are those mentioned above, may not be unreasonable. The second population projection technique was based on the desired development of Kalamazoo's proposed residential land use plan to its maximum. When this was done, a specific number �Special Areas of Concern 146 Comprehensive Plan of persons could utimately be expected to reside within the city. Briefly, the technique required the conversion of land area targeted for residential use into a projection of future dwelling units. Once an estimate of dwelling units was made, this data was further converted into a projection of future population by applying a factor specific to the number of persons expected to reside per dwelling unit. Through use of this methodology, it was determined that the population holding capacity of the City of Kalamazoo, given static 1976 boundaries and the characteristics of the Residential Land Use Plan as currently envisioned, falls within a projected population range of 101,100 to 102,900 persons. The projection ranges are based on a low range of 2.39 persons per household and a high range of 2.61 persons per household. Individual census tracts may have an average household size outside of the ranges projected for Kalamazoo. Census tracts with significant concentrations of single-person households such as census tracts 6 and 8 may have smaller than average household sizes while other areas such as Tracts 14.01 and 16.01 generally have larger average household sizes. Such ranges in household size indicate areas with differing housing and service demands. Potentially the largest increases in population will take place in census tracts 15.05 and 16.02. (A census tract map appears on Figure 29.) These tracts contain 50% of the City's 1754.13 vacant acres targeted for residential development as shown in Table 13. Demands for increased services thus will center on those open land portions as indicated by census tract. Estimates of future development have targeted 1,543.84 acres or 88.0% of the total vacant acreage for low-density residential use. The majority of the low-density residential development is expected to be in single-family units although Planned Unit Developments or other housing forms which meet the intent of the density ranges could be developed. Based on net acreage and density changes, an additional 6580 dwelling units are projected for the City of Kalamazoo as depicted in Table 18. This will constitute a 24.27% increase in the city's housing supply in comparison to the 1970 Census enumeration of 27,160 dwelling units. Low-density dwelling units dominate the projected residential development with a net loss in high-density development. The most significant loss in high-density residential development is targeted for Census Tracts 2 and 11 where significant changes in land use are projected. The largest increases in housing supply will take place in Census Tracts 15.05, 16.02 and 12. Employment A major product of a city's industrial development potential is its ability to attract employment opportunities for its citizens. There is a cause and effect relationship among the factors of population growth, growth in industrial development, and the growth in job opportunities. As industrial development occurs (i.e., as new ., �Special Areas of Concern 147 City of Kalamazoo industry is attracted, thereby absorbing industrially zoned land) the number of job opportunities increases and growth then occurs in the city's total population. Present and projected business and employment growth patterns, then, are indicative of the need for industrial development and the directions it should take. The following data analysis highlights some of the economic indicators that point to industrial development needs in Kalamazoo. Data for this analysis was provided by the Upjohn Institute for Employment Research and the Michigan Employment Security Commission (MESC). Three major characteristics of the productivity and employment changes now occurring in Kalamazoo County are potentially indicative of the direction industrial development is and should be taking. These characteristics are: 1) the extent to which the Kalamazoo area is retaining its ability to produce goods and services for export and local consumption, 2) the extent to which the area is able to retain its job opportunities, and 3) the nature of the area's industrial base. Of the total 1975 labor force in Kalamazoo County, 88,700 people were employed while the unemployment rate was 8.7%. Inside the city limits, 37,600 people were e,mployed and the rate of unemployment was 10.6%. In both the city and county, the unemployment rate steadily increased between 1970 and 1975 and then began to decline to 9.5% and 7.8% respectively during the first six months of 1976. The unemployment rate in the Kalamazoo area fluctuates in the shortrun with changes in the national and regional economies. Kalamazoo's gain or loss in the number of jobs available to its citizens, however, is a more long-term result of the community's economic health. Between 1960 and 1970, the population of Kalamazoo County increased by 18.8%. The number of employed Kalamazoo County residents, however, increased by 26.1 % during that period. As indicated in Table 19, growth in employment has increased more rapidly than population growth since 1960. The rate of employment growth between 1970 and 1975, however, was less than one-half of the growth recorded in the previous decade. This occurred primarily because during that period, the nation suffered its worst recession since the 1930's. In addition, the difference between population and employment growth rates has been narrowing since 1950. This largely reflects changes in the composition of our population; a greater proportion of Kalamazoo's residents is of working age today than in the 1950's. Kalamazoo is continuing to increase its employment opportunities but at a slower pace than in the past, and at a decreasing ratio to population growth since 1960. * �148 Special Areas of Concern Comprehensive Plan Overall Economic Development Program Federal legislation and local initiative prompted the creation of an Overall Economic Development Program (OEDP) for Kalamazoo County. The OEDP planning process is designed "to create employment opportunities, foster more stable and diversified local economies, improve local conditions, and provide a mechanism for guiding and coordinating the efforts of local individuals and organizations concerned with the economic development of their area.'' Expected to be submitted to the federal government in 1977, the OEDP document will outline strategies for development action for Kalamazoo County on a prioritized basis. It will also provide the basis for meeting the legal criteria that public works and business development projects funded by the federal Economic Development Administration (EDA) be consistent with an approved overall program for the economic development of the area. One of the prerequisites for official designation of an area as targeted for redevelopment is EDA approval of the OEDP. Approval of the annual OEDP by EDA continues the area's eligibility for program benefits provided under the Public Works and Economic Development Act of 1965, as amended. An ad hoc committee of local city and county officials as well as representatives of business, industry, finance, agriculture, the professions, organized labor, utilities, education, public health agencies, racial or ethnic minorities and the unemployed or underemployed are developing the Kalamazoo County OEDP. The OEDP document is submitted on an annual basis. However, it must include a minimum two year action program to facilitate necessary cooperation and federal assistance. It is intended that the impact of such a development plan will have a positive effect on the local economy. *Kalamazoo's ability to produce goods and services for export and local consumption, and the nature of its industrial base are not summarized here. See the Industrial Land Use Technical Report for a discussion of these concerns. Population & Employment Glossary Holding Capacity Industrial Absorption ------ -- - - ---- -------in terms of population, desired development of proposed residential land use to its maximum. - - - -- -----------see industrial land use glossary. �149 Special Areas of Concern City of Kalamazoo Citizen Involvement The structure and method of citizen participation outlined here has been accepted by the Planning Commission as an integral part of the planning process for the forseeable future. It assumes continual dialogue between citizens, the Planning Commission, and the Planning Division staff. This outline clearly pinpoints the major organizational components of citizen involvement, the channels of communication between citizens and city government, and the nature of citizen activity in the planning process. Citizen input is provided by both individual residents and organized groups using these channels of communication and engaging in the activities outlined in this statement. The comprehensive planning process is divided into three interrelated phases. The first phase consists of creating the Comprehensive Plan (now completed with this document) and updating it at regular intervals. The second phase consists of special area planning specific to neighborhood needs and goals. Phase three includes the development of specific tools and techniques for implementation. Organizational Components The Comprehensive Plan The following groups have been involved and will continue to be involved in this phase of the planning process: 1 The City Planning Commission functioning as both an official planning body and a citizen advisory body to the City Commission. 2 The Joint Neighborhood Council functioning as an umbrella organization made up of participating neighborhood organizations. The JNC's function is to express the concerns of all neighborhoods and to help coordinate neighborhood activities, particularly those related to planning. 3 Organized neighborhood groups functioning to represent neighborhood residents in the planning process. 4 Business, labor, institutional and professional organizations functioning as representatives of special concerns in the city. Channels of Communication Four channels of communication expedite citizen-city contact in the planning process: 1 Direct contact with Planning Division staff and Planning Commission members. 2 Formal liaisons between citizen organizations and Planning Commission members (and Planning staff). 3 Informal public meetings either sponsored by the Planning Commission and/or Planning staff, or requested by citizen groups. �Special Areas of Concern 150 Comprehensive Plan 4 Formal Planning Commission public hearings to allow final citizen input prior to official action. Citizen Activities The kinds of citizen participation include: 1 Voicing neighborhood concerns and desires and recommending goals and courses of action. 2 Reviewing and commenting on the preliminary Summary of the Comprehensive Plan adopted in January, 1977. 3 Reviewing and commenting on the final Plan prior to adoption. 4 Reviewing and/or initiating subsequent changes in the Comprehensive Plan. Special Area and Neighborhood Planning Organizational Components and Channels of Communication The organizational components and communication channels described above will be utilized during this second phase of the planning process. Citizen Activities Citizen participation will include the following activities: 1 Aiding in the determination of neighborhood and special area goals and objectives. 2 Aiding the planning staff in surveying present neighborhood conditions. 3 Aiding the Planning Commission and staff in keeping citizens informed as to progress. 4 Aiding in the coordination of special area and neighborhood planning among all areas of the city. 5 Reviewing and commenting on special area and neighborhood plans prior to adoption. Development of Implementation Techniques Organizational Components In this phase two additional citizen bodies will be included in the organizational structure utilized in the first two phases of the planning process: 1 Citizen Advisory Boards The City Commission has created numerous citizen advisory bodies to give advice concerning city operations and policies. �Special Areas of Concern 151 City of Kalamazoo The development of implementation techniques will require the participation of these bodies in the planning process. 2 Community Development Act Ad Hoc Advisory Committee This citizen organization must be included in the implementation planning phase because of its function in regard to Community Development Block Grant funding. Channels of Communication The channels of communication utilized in the first two phases will also be used in this phase of the planning process. In addition, direct contacts between citizen and city boards, commissions and administrative departments provided by ordinance or administrative procedure will be maintained. Citizen Activities Citizen activities in the implementation phase include: 1 Voicing concerns before city advisory boards and commissions. 2 Voicing concerns about implementation priorities, the techniques to be used, and funding. 3 Reviewing and commenting on the impact of implementing the Comprehensive Plan and special area/neighborhood plans. 4 Continuing the planning dialogue that now exists between citizens and the Planning Commission and staff. Required Comprehensive Plan Reassessment The Comprehensive Plan and all special area and neighborhood plans must be reassessed at regular intervals not to exceed five years. The purpose of this reassessment is to update planning in light of changing conditions and attitudes in the community. It is the desire of the Planning Commission to insure that active citizen participation is incorporated in the reassessment process. �152 Special Areas of Concern Comprehensive Plan Historic Preservation Consideration Statement The City of Kalamazoo is engaged in an active program of historic preservation. It has established an Historical Commission and an Historic District Commission, both of which are pursuing the city's goal to make historic preservation an essential part of community development. Historic District Commission South Street Historic District I Among the projects which the city has undertaken to preserve Kalamazoo's history is the establishment of the South Street Historic District. Homes within the district display classic examples of late nineteenth century architectural design, and all are subject to special codes regarding their exteriors. The Historic District Commission is the regulatory body enforcing those codes. Stuart-Woodward Area Historic District/The Stuart-Woodward neighborhood displays an architectural quality similar to that of South Street. This district is subject to the same code regulations as the South Street Historic District and is monitored by the same Historic District Commission. Historical Commission As of February 10, 1976, four structures in Kalamazoo are listed in the National Register of Historic Places: 1 Michigan Central Depot 459 Burdick Street 2 Kalamazoo State Hospital Water Tower Oakland Drive 3 Ladies Library Association Building 333 South Park Street 4 Charles E. Stuart House 427 Stuart Avenue The Kalamazoo Ladies Library Association has already undergone restoration with the use of funds from the Michigan History Division and the American Revolution Bicentennial Committee. The Kalamazoo Water Tower was saved from demolition by citizen action and is presently being restored. Plans have been made for restoration of the Michigan Central Depot and its incorporation into a multi-modal transportation center. Coordination of these various projects is through the Historical Commission. The City Planning Commission regards an inventory and assessment of the city's historically and architecturally significant structures as an integral part of the continuing planning process. A partial inventory of these structures was conducted several years ago through the city's Historical Commission. Recently, the Michigan Historical Division has indicated the possibility of funding an update and expansion of the inventory. If the inventory is redone, data will be placed in a format which will allow its computerization, thus facilitating its use in all future planning analysis and evaluation. It should be noted that any activity generated by the Comprehensive Plan which would affect �Special Areas of Concern 153 City of Kalamazoo properties contained within the proposed inventory will be assessed in accordance with the National Historic Preservation Act of 1966 and the National Environment Policy Act of 1969, as are all properties now contained within the National Register of Historic Places. Environmental Consideration In order to enhance the quality of life in Kalamazoo for the present and future, the City Commission adopted an environmental policy on March 3, 1975. The adopted policy incorporates environmental consideration for proposed land use changes and major construction projects. It also attempts to ensure a minimum adverse impact on the city's visual environment. Residential The City's Comprehensive Plan emphasizes significant physical improvements in residential neighborhoods in order to upgrade the visual appearances and promote consistent attractions in urban design. The city's fundamental planning goals for the residential component include enhancing the neighborhoods' environmental quality. A residential assessment analysis found portions of the Northside, Edison, Central City and Eastside Neighborhoods contained deteriorating housing. Portions of these neighborhoods require extensive rehabilitation and redevelopment. The Preliminary Summary of the Comprehensive Plan describes Kalamazoo's third major housing problem as one of physical deterioration of the current housing supply. Such deterioration has been accelerated as a result of low-income homeowners being financially unable to provide proper home maintenance. The Plan recommends the city adopt and utilize techniques to promote preservation of the currently sound residential areas and encourage rehabilitation of homes displaying physical deterioration. A new and intensive code enforcement program should improve the city's residential environment by requiring individual homeowners and landlords to maintain their properties to specific standards. The city will enforce standards for rental units to assure the units are up to code for subsidized renters. These standards will apply equally to the low-income housing market and will eliminate many structures that are not up to code. The removal of safe or unsanitary structures promises to eliminate unsightly houses, keep the neighborhood property value up, protect children from dangers of unsafe structures and prevent possible fire hazards. The city's plan to enhance the residential environment includes landscaping private lots and preserving the existing natural qualities and street trees. Coupled with house painting and other structural repairs, the city encourages residential landscaping in an effort to preserve property values and maintain local environmental attraction. �Special Areas of Concern 154 Comprehensive Plan Existing residential roads will be kept at their present capacity and size in order to prevent increased traffic noise, gas fumes and increase pedestrian safety. Commercial The Commercial C()mponent of the proposed Master Plan encourages preservation of the city's environment through improving existing commercial sites. With respect to future commercial development, private individuals will be urged to enhance the beauty and utility of their developed properties by incorporating common parking areas, improved circulation design and landscaping for visual appearance. The Plan recommends the amount of land currently zoned for commercial use be reduced in accordance with current and projected needs. Unplanned commercial sites which are scattered throughout a neighborhood would be allowed to remain only if they provide a substantial service to neighborhood shoppers. The plan recommends these unplanned but viable commercial areas be used as a basis for future commercial development to meet the standard definition of the neighborhood shopping area. Poor site planning and urban design have created many problems within existing commercial areas. The adoption of workable urban design standards will assure proper development of future sites and potential redevelopment of existing areas. The Plan includes several recommendations for site designs relative to maintaining the commercial environment in a more natural scheme. The recommendations emphasize reducing overscaled signs and large buildings, eliminating large paved areas and decreasing traffic noise. The visual impact of these strategies will promote an improved environmental appeal and urban design qualities essential to commercial growth. Industrial An extensive rezoning program matched with strategies for industrial redevelopment reflect urban environmental considerations illustrated in the city's Summary of the Comprehensive Plan. Because Kalamazoo is over-zoned industrially, many non-industrial uses have been and are being developed within the industrial districts. The Plan recommends that industrial areas being used for other than industrial purposes be rezoned according to their predominant use. To rezone land to match its use will prevent the existing land use conflict in terms of environmental urban design. For both new construction and industrial redevelopment the Plan recommends better site design. The Plan encourages better site design to preserve the environment, lessen industrial noise, and allows for increased visual appeal. The Plan recognizes that the quality and quantity of utilities and transportation systems which service induustrial areas play a �Special Areas of Concern 155 City of Kalamazoo ------- prime role in attracting and retaining industry. It is recommended that these services be upgraded within existing industrial areas and that the city take an active role in acquiring and razing deteriorated structures to enhance the industrial environment. Open Space It is the city's intent to preserve unique areas of natural interest and increase overall landscaping to create a more positive and uniform environmental appeal. Open space provides city residents with fresh air, sunlight, and an opportunity for physical exercise. The Plan recognizes open space as an essential part of the land planning process and actively implements this theory while designing future land uses. The city's Department of Parks and Recreation suggests plans for "Entryway" beautification and a system of recreational trails. These proposed improvements may be accomplished in conjunction with transportation improvements by providing landscaping along major arterials. The landscaping will not only protect and buffer residential areas, screen industrial uses, add harmony to inconsistent commercial areas, but create aesthetic entrances to Kalamazoo. The recreational trail system for hikers and bike riders will be incorporated into the city's existing parks, vacant city-owned properties and institutional lands. In order to help naturalize the city the Comprehensive Plan suggests more street trees in the city by initiating an extensive program of tree maintenance and planting. �Special Areas of Concern 156 --------- Comprehensive Plan Energy Consideration Statement In order to contribute to the national goal of energy conservation and self-sufficiency, the City of Kalamazoo has adopted as a goal the conservation and efficient use of area energy resources. Promoting the development of new, basic energy sources is a complex, international task not likely to be greatly affected by policies implemented by the City of Kalamazoo. City policies that focus on conserving and reutilizing existing energy resources, however, are likely to have a more productive impact on the energy crisis. With energy conservation as a goal, the Comprehensive Plan suggests several strategies and implementation techniques designed to cut waste and greatly improve energy efficiency during the next two decades. The Comprehensive Plan supports the creation of an areawide energy conservation program. Such a program should be created through combined city, county, and private action to promote and coordinate energy conservation efforts. These efforts should focus on at least the following elements: 1 Promotion of energy efficiency in the heating, cooling, and lighting of government and private buildings. 2 Promotion of energy efficiency in governmental, private business, and residential operations. 3 Revision of city ordinances, where necessary, in order to remove provisions that inhibit energy-saving innovations and to incorporate energy-performance rather than rigid prescriptive standards for building design and construction. 4 Expansion of both city and county home-winterization programs. 5 Utilization of property tax incentives to encourage energyconserving home improvements. The Comprehensive Plan calls for the adoption of transportation and land use policies and programs which should significantly reduce energy consumption within the city. The Transportation Component recommends the use of various strategies that should, in concert, save energy by increasing auto-occupancy, reducing private vehicular use, and encouraging the utilization of existing mass transit facilities. The rail improvements encouraged by the plan should reduce the conflict between rail and highway traffic and the resulting energy-consuming delays. Patterns of land use advocated in the plan should result in a more rational relationship between land use and transportation uses. Energy efficiency will be enhanced by the proposed location of new industrial and commercial development and redevelopment near major transportation routes and facilities. �Special Areas of Concern 157 City of Kalamazoo The city will also continue its present efforts in exploring the feasibility of recycling waste for new supplemental energy sources. Kalamazoo is currently pursuing involvement in a regional solid waste management program, which may include the burning of refuse-derived fuel (RDF) as a new energy source. Should regional cooperation fail, the city is prepared to explore utilization of liquid and/ or solid RDF as an energy source for the wastewater treatment facility and/ or sale to private customers. Nonenergy byproducts derived from this process should be reclaimed for reuse as raw materials or other products. Equal Opportunity Statement Any results of the policy programming activities involved in the proposed plan are in compliance with the Municipal Code of Fair Practices for the City of Kalamazoo. Such activities are geared to eliminate any discrimination in the housing situation in Kalamazoo, as well as in the citizen participation process. Kalamazoo has also developed an Affirmative Action Plan. The goal of the plan is to establish and maintain an integrated and balanced work force throughout the city. It is intended that the various methods be employed through which the concept of equal employment opportunity for minority groups and women can become a reality. Although the many elements of the Comprehensive Plan are of a policy programming nature, the results of such activities will reflect a non discriminatory approach. Needs of Handicapped Residents The City of Kalamazoo recognizes the need for continuous growth in serving the handicapped citizen. The city encourages implementation of essential services to provide necessary and safe mobility. Convenient transportation and parking and barrierfree access to public and private facilities are vital elements in serving the needs of the handicapped individuals. The city supports the full integration of such programs to allow the city's handicapped residents to pursue a happy and productive life. In order to achieve success of such programs the city will uphold the ongoing communications between representatives of the handicapped citizens and the city. Barrier-free housing, recreation and employment are factors necessary to the daily life style of a handicapped person's pursuit of independence. The fulfillment of this relies upon the city's responsibility to provide convenient transportation. Metro Transit has initiated service to the handicapped on a demand/response basis through the Helen Coover Center. Barrier-free housing regulations as required by state and federal statutes are enforced by the city's Building Division. �Special Areas of Concern 158 Comprehensive Plan ------------------ 1n a effort to maximize the mobility of the handicapped, the city will promote future projects to serve their needs. Housing In this area, the city expects compliance with the state law requiring new and remodeled residences with more than two living units in buildings with 3 to 25 units to supply at least one barrier-free unit. Also, any existing building which undergoes a change in use, such as an older home containing two apartments that adds another must provide at least one barrier-free unit. The city's Building Division is required by law to investigate whether the owner is living up to the law each time it issues a building permit. The city encourages the construction or rehabilitation of a sufficient supply of sound housing units which offer barrier-free access for handicapped people. The city also supports the initiation of rent subsidies so that handicapped residents may obtain housing which would encourage independent living habits. Commercial The city expects the commercial compliance with the state law in order to promote and increase mobility and independence. Under the law, the handicapped people are entitled to elevators where necessary, outside ramps, low toilets, wash basins and grab bars, and wide entrance ways. The city recognizes the probable added expense to commercial outlets in order to provide these essentials, but enforces the requirements in equity to handicapped residents. Transportation The City's Metro Transit Department has provided a transport service for handicapped people on a demand/response basis through the Helen Coover Center. A pending state law may require Metro Transit to equip all new and, perhaps, currently owned buses with wheelchair lifts and stanchions. New bus purchases are being withheld by the state until resolution of this legislation later this Spring. If enacted, these equipped buses will be run on mainline routes. Recreation The city's center of recreation for handicapped residents is primarily serviced by the Helen Coover Social-Recreation Center. The building provides programs for those with special recreational needs with a great emphasis on the swimming pool often used for recreational and therapeutic purposes. The city encourages the growth of new programs provided by the Helen Coover Center, neighborhood schools and organizations in order to accommodate the recreational needs of Kalamazoo handicapped citizens. The city supports the necessary transportation services in order to encourage full participation in these programs. �159 Special Areas of Concern City of Kalamazoo Census Tracts December, 1976 Kalamazoo, Michigan Figure 31 -----------------------•-----T- l> ."' " "' r-J ,1 Kalamazo Twp Part _._,. ...~4'-, --.I I I I I I I I I I I ' ,... r '-J I ) 2 ~-J L ct • '11 ,nazoo Twp Pa, t :E <: 4 " NORTH :; '-<11,v :ii 5 4 15 05 IOWARO 10 11 "' 16.01 12 ~ lNK~TER ----~!.. I ALCOTT MILLER 18.01 Cr'EV Wl➔ ITE,1 I (I I 0 0 N <! 15.03 "' "2Cl l- I I , . . - ... , "' a: 3 r_. : > PROUTY 1401 ,L-., . . . ffi 15 02 I ,3 15.01 COt":!< "" _____ _ 16.02 "z ex: 17.01 w l- "'!;! . ~ 0 17.02 (.) -,.,, J--~' ...-, I .... LJ1:i., I �Special Areas of Concern 161 City of Kalamazoo Kalamazoo County Population Projections Table 16 U.S. Census ---- - 1970 1975 1980 1985 1990 1995 2000 MDSH&T MOB Upjohn* Average 227,692 242,500 256,585 269,761 289,285 307,102 209,678 222,130 235,390 248,493 261,862** 275,950** 208,676 217,101 227,111 235,773 242,873 248,873 215,349 227,244 239,695 251,342 264,673 277,308 201,550 *Projections from Series II population projections by Rodger S. Lawson of the W. E. Upjohn Institute for Employment Research in "Population of Kalamazoo County, Michigan," August 1975 • *Projections for 1975 and 2000 derived from average rate of projected population figures between each five year period from 1970- 1990 Table Prepared by Kalamazoo County Planning Department, 1976 1976 Vacant Acreage to Be Developed Residentially Table 17 Census Tracts 1. 2. 3. 4. 5. 6. Low Density Medium Density High Density Total 29.82 .73 73.30 16.45 6.46 46.27 .73 79.76 2.93 39.95 29.23 5.43 2.20 32.16 47.58 24.82 16.15 1.76 42.73 12.04 5.87 16.89 34.80 100.33 95.77 5.87 6.61 112.81 95.77 519.43 130.15 326.26 84.76 48.91 34.81 19.83 1,543.84 (88.0%) 29.82 18.66 2.35 7.34 17.92 1.46 551.60 148.81 326.26 93.56 66.83 34.81 39.95 1,754.43 (100.0%) 7. 8. 9. 10. 11. 12. 14.01 15.04 15.05 16.01 16.02 17.01 17.02 18.01 18.02 20.12 179.32 (10.2%) 31.27 (1.8%) Source: Table developed by the Community Development Department Planning Division, 1976 �Special Areas of Concern 162 Comprehensive Plan Net Change in Dwelling Units: Based on Density Measures Table 18 Tract 1. 2. 3. 4. 5. 6. Low Medium 17 -149 152 -25 -95 -18 373 -568 417 -220 334 335 99 -98 40 -31 401 383 128 -626 59 -348 25 2,078 521 1,305 339 196 139 79 5,333 298 187 High Total Change Dwelling Units Very High 71 -525 158 273 236 Percent Change 461 -1,242 569 -87 28 603 38.4 -123.3 29.8 -16.0 51.0 19.4 187 -995 309 -239 525 383 13.9 -129.4 11.5 -11.3 41.5 36.9 2,435 708 1,305 603 425 36 280 6,580 117.1 92.2 142.5 44.1 37.9 2.5 17.1 24.2 7. 8. 9. 10. 11. 12. 14.01 15.04 15.05 16.01 16.02 17.01 17.02 18.01 18.02 -40 -271 210 140 99 59 242 229 -36 201 1,080 22 -67 -338 505 Source: Table developed by the Community Development Department Planning Division, 1976 Population and Employment Growth Rates in Kalamazoo County Table 19 Years 1950-1960 1960-1970 1970-1975 Table prepared by the Planning Division, 1976 Ratio Population Employment Growth Rate Increases Percent Increases Percent Difference Percent Employment To Population 33.9 18.8 6.8 27.5 26.1 8.4 6.4 7.3 1.6 .81 1.38 1.24 Sources: Upjohn Institute, July 1972, Michigan Employment Security Commission, July 1976; Southcentral Michigan Planning Council, August, 1976 �Propose d residential townhouses, south Street �Technical Studies Bibliography 164 Comprehensive Plan Planning Division Technical Studies This bibliography is a listing of the technical source materials used by the Planning Commission and its staff to write this Summary of the Comprehensive Plan. These technical reports are available to the public for reading at the Planning Division, City Hall. Land Use Component Residential Element (October, 1976) Housing Element (August, 1976) Commercial Element (January, 1977) Commercial Areas Study CBD Technical Studies Economic Value Land Use Residential Development Parking Traffic Circulation Cost-Revenue Analysis (Barton-Aschman: June, 1977) Industrial Element (December, 1976) Open Space Component See: City of Kalamazoo Parks and Facility Master Plan Outline (Department of Parks and Recreation October, 1975, June, 1976) Transportation Component See the following reports: Streets and Highways: Problems, Issues and Alternatives (October, 1976) Functional Classification of Street Networks: Trip Generation by Neighborhood (July, 1976) Report on the Kalamazoo Transportation Study Deficiency Analysis (July, 1976) Report on the US 131 - BR to 194- BL Connector Feasibility Study (August, 1976) Report on Short Range Plan of Metro Transit (August, 1976) Preliminary Environmental Impact Assessment Report: Kalamazoo Municipal Airport (Williams & Works, Inc., 1976) Southwest Michigan Regional Airport Study (Airways Engineering Corp): Report No. 1: Inventory and Forecast (November, 1975) Report No. 2: Demand/Capacity Analyses and Facility Requirements (February, 1976) Report No. 3: Site Recommendations (May, 1976) Overview of Kalamazoo Region Rail Systems (May, 1976) A Report of the Problems, Issues and Alterations of the Railroads (October, 1976) �Technical Studies Bibliography 165 City of Kalamazoo Community Facilities Component See: Kalamazoo Community Renewal Programming System, Community Facilities Analysis (Gerald Luedtke & Associates, 1975) Utilities Component See: City of Kalamazoo Water Utility Management Plan Kalamazoo City Utilities, February, 1975) City of Kalamazoo Master Plan of Storm Drainage (Jones and Henry, Inc., April, 1976) 201 Facilities Plan, Kalamazoo Metropolitan Area, Vol. 1: City of Kalamazoo, Segmented Plan (Jones and Henry, September, 1976) Demography Demographic Analysis (January, 1975) Neighborhoods Neighborhood Position Papers (February, 1976) Goals and Planning Documents of City Kalamazoo City Planning Commission Goals and Policies Planning Documents Guidelines for Community Development: Pre-Public Hearing (November, 1974) - - ---Guidelines for Community Development: Post-Public Hearing (November, 1974) Goals and Objectives for the Comprehensive Planning Policy (November, 1974) Fiscal Impact Fiscal Impact Evaluation Proposals The Comprehensive Plan Development (Activity No. 4; Barton-Aschman Associates: March, 1977) Flood Plan Flood Plain Report (Planning Division: August, 1976) Other Source Materials Profiles of Change (R. L. Polk and Co., 1975) Bureau of the Census U.S. Department of Commerce: Block Statistics: Kalamazoo, Michigan Urbanized Area (1970) Census Tracts: Kalamazoo, Michigan SMSA (1970) Metropolitan Area Statistics (1970) Business Conditions Business Conditions in Kalamazoo, Upjohn Institute for Employment Research (See especially the issues of July, 1972, April, 1974, October, 1974). See also: Population of Kalamazoo County, Michigan: Estimates as of July 1, 1973 and Projections to 2000 (Up john Institute, August, 1975) Annual Planning Annual Planning Report for Kalamazoo-Portage SMSA: Fiscal Year 1977 (Michigan Employment Security Commission, Received in November, 1976) �166 Technical Studies Bibliography Comprehensive Plan :,,___.,, Housing City of Kalamazoo Housing Assistance Plan (February, 1975) Housing Analysis: Part I (Southcentral Michigan Planning Council 1975) Code Enforcement Study (Mullin and Honey, Consultants: August, 1976) Capital Improvement Office of the City Manager: Five Year Capital Improvement Program: 1973-1977 (Tentative Draft) (Revised, April, 1973) Transportation Kalamazoo Area Transportation Study Reports: Street Inventory and Capacity Analysis: Technical Report No. 3 (Vorhees and Associates: April, 1969) Prospectus and Unified Transportation Work Program; Kalamazoo Urban Area, Fiscal Year 1977 (November, 1975) Kalamazoo Federal-Aid System: Existing Street Network, and Future Alternative Networks City of Kalamazoo US 131 - BR to I 94- BL Connector Feasibility Study: Draft Report (Gilbert/Commonwealth, Inc., July, 1976) City of Kalamazoo, East-Central Rail/Highway Study (Commonwealth Associates, April, 1975) City of Kalamazoo Thoroughfare System Plan (Ad Hoc Committee, March, 1971) Preliminary Major Thoroughfare Plan: City of Kalamazoo and Environs (Kalamazoo City Planning Commission, December, 1950) Feasibility Study of a Regional Airport for the Southwestern Michigan Area (prepared for the Kalamazoo-Battle Creek Joint Regional Airport Study Committee by Ralph H. Burke Associates, 1969) Fiscal Impact Fiscal Impact Analysis of the Comprehensive Plan, Studies prepared for Kalamazoo by Barton-Aschman Associates Comprehensive Plan Alternatives: Outline of Proposed Work Program (October, 1975) Activity No. 1: Cost/Revenue Data Need (June, 1976) Neighborhood Reconnaissance: Central City Area (July, 1976) Activity No. 3: Cost/Revenue Methodology (July, 1976) Neighborhood Development Program (September, 1976) Community Renewal Kalamazoo Community Renewal Programming System Studies, prepared for Kalamazoo by Gerald Luedtke and Associates, Inc.: Technical Working Paper 100.5: Planning and Programming Analysis (July, 1973) Technical Working Paper 100.1: Analysis of Historical Growth Patterns and Trends (October, 1973) �Special Areas of Concern 167 City of Kalamazoo Technical Working Paper 100.6: Citizen Participation Analysis (October, 1973) Design Resources Inventory (November, 1973) - --- --- ------------- Technical Working Paper 200.1: CRPS Parcel Survey Manual (November, 1973) - - ---------------- Technical Working Paper 300: Information System Requirements For Community Renewal Programming and Comprehensive Policies Planning (June, 1974) ---- Technical Working Paper 300: Information System Requirements for Community Renewal Programming and Policies Planning (July, 1974) Technical Working Paper 200.3: Data Utilization Strategy (Part IV) (October, 1974) ---------- Work Program for Preparation of the Kalamazoo Comprehensive Policies Plan (March, 1975) Statistical Evaluation of Kalamazoo Parcel Survey and Recommended Future Validation Procedures of Staff Use (July, 1975) ---- --- ------------------Community Facilities Analysis (August, 1975) ------See also: Attendance Pattern Study (Kalamazoo Public Schools, February, 1976) --------Hospital Facilities Planning Survey (Planning Division, interviews with and materials supplied by hospital officials, May, 1975) Technical Working Paper 500.2: Rehabilitation Costs Analysis (October, 1975) Technical Working Paper 500.2: Residential and Non-Residential Rehabilitation Analysis (November, 1975) Feasibility Feasibility Study Report: Kalamazoo Central City Area (Kalamazoo City Planning Commission, February, 1963) Neighborhood Analysis Neighborhood Analysis: Kalamazoo Urban Area (Kalamazoo City Planning Commission, August, 1963) Planning Documents Planning Documents from Kalamazoo County and Other Communities in the County Comprehensive Plans Comprehensive Planning Reports prepared for the Kalamazoo County Metropolitan Planning Commission by Schellie Associates: A Comprehensive Plan for Kalamazoo County - 1970 to 1990 (Summary) (proposed June, 1970) Comprehensive Planning Program: Plan Elements, 1970-1990; Land Use (May, 1970) ------------------ Comp re hens ive Planning Program: Plan Elements, 1970-1990; Transportation (May, 1970) �Technical Studies Bibliography 168 Comprehensive Plan Comprehensive Planning Program: Plan Elements, 1970-1990; Community Facilities (May, 1970) Comprehensive Planning Program: Plan Elements, 1970-1990; Implementation (May, 1970) Open Space Open Space, Kalamazoo County Michigan (Rober.t L. O'Boyle Associates, September, 1971) City Plans City of Portage, Master Plan (1970) City of Parchment, Zoning Map (1974) City of Galesburg (land use planning in progress) Township Plans Alamo Township, Land Use Plan Map (1971) Comstock Township, Use District Map (1977) Cooper Township, Land Use Plan Map (1977) Kalamazoo Township, Interim Land Use Plan (1976) Oshtemo Township, Master Land Use Plan (proposed, 1976) Pavilion Township, Existing Zoning Map (1967) Richland Township, Use District Map (1975) ----Texas Township (land use planning in progress) ��Land Use Plan Prepared by the City Planning Commission Kalamazoo, Michigan 1977 City of Kalamazoo Low Density Residential ---- - Expressways Medium Density Residential Arterials High Density Residential • Commercial - - - City Limits Heavy Industry Public, Semi Public Parks, Open Space Light Industry ■ -- • Potential Improvements Land Use Plan Boundry Wholesale/Warehouse Office WHITES PARKVIEW �;.. '} ,n "'2.-I m 0 Cl m This plan was adopted by the City Planning Commission on the lM day of v~ , ~~~;£ G. Michael Conlisk, Secretary map revised 1977 ;,;: � 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 Kalamazoo_Comprehensive-Plan-Summary_1977 Creator An entity primarily responsible for making the resource Kalamazoo Planning Commission, City of Kalamazoo, Kalamazoo County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1977-10-11 Title A name given to the resource Comprehensive Plan Summary Description An account of the resource The Comprehensive Plan Summary for the City of Kalamazoo was prepared by the Kalamazoo Planning Commission and the Department of Community Development. The Plan Summary was approved by the City Commission on October 11, 1977. Contributor An entity responsible for making contributions to the resource Department of Community Development (consultant) Subject The topic of the resource Comprehensive plan publications Kalamazoo (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/3fb779ccb97a74dd998729e6e119706b.pdf 6739a0cc120ceaff69871dfcb4927558 PDF Text Text COMPREHENSIVE PLAN ISHPEMING T01lNSHIP Prepared for ISHPEMING TOvlNSHIP PLANNING COMMISSION September 1978 ,... by the Marquette County Planning Commission ---- �Table of Contents INTRODUCTION: WHAT IS A COMPREHENSIVE PLAN? ....•.............. 1 CHAPTER I: POPULATION••••••••••••••••••••••••••••••••••••••••• CHAPTER II: NATURAL FEATURES AND RESOURCES..................... CHAPTER III: THE ECONOMY...................................... 36 CHAPTER IV: I.....l\.ND USE •••••••••••••••••••••••••••••••••••••••••• 50 CHAPTER V: TRANSPORTATION •.••••••••••••••••••••••••••••••••••• CHAPTER VI: RECREATION CHAPTER VII: WATER AND WASTEWATER ••••••••••••••••••••••••••••• CI~i\PTER VIII: COMMUNITY FACILITIES •••••••••••••••••••••••••••• 63 86 CHA...PTER IX: 88 ........................................ HOUSiriG •••••••••••••••••••••••••••••••••••• It • • • • • • CHAPTER X: GOALS AND OBJECTIVES............................... CHAPTER XI: IMPLEMENTATION •••••••••••••••••••••••••••••••••••• 3 13 76 81 99 108 List of Tables TABLE 1: TABLE 2: INTERPRETATION OF 30ILS FOR ISHPEMING TOWNSHIP••••••• EMPLOYMENT TABLES •••••••••••••••••••••••••••••••••••• TABLE 3: TABLE 4: TOTAL BUSINESS ESTABLISHMENTS & PAYROLLS••••••••••••• TOWNSHIP ROAD COMPOSITE •••••••••••••••••••••••••••••• 26 39 42 67 List of Figures Figure 2: Bedrock Geology o••••••••••••••••••••••••••••••••••••• Figure 3: Surficial Geology • • • • • • • • • • • • • • • • •.• • • • • • • • • • • • • • • • • • • • 14 16 18 Figure 4: Slope •••••••••••••••••••••••••••••••o•••••••••••••••• 21 Figure 5: Soil Associations•••••••••••••••••••••••••••••••••••• 23 28 Figure 1 : Figure 6: Vegetation••••••••••••••••••••••••••••••••••••••••••• 7: Minerals ..•........................•....••......•.... Figure 8: Land Use Suitability••••••••••••••••••••••••••••••••• Figure 9: Lorenz Curve••••••••••••••••••••••••••••••••••••••••• Figure Figure 10:Lorenz Curve••••••••••••••••••••••••••••••••••••••••• Figure 11:Wage • I & 33 34 ioa 40 Salary Employment & Labor and Proprietor Earnirigs - 1974 •••••••••••••••••••••••••••••••••••••• 43 Figure 12:Index to Land Use Maps••••••••••••••••••••••••••••••• 55 Figure 13:Land Use - Map One••••••••••••••••••••••••••••••••••• 56 �INTRODUCTION WHAT IS A COMPREHENSIVE PLAN? A Comprehensive Plan is an official document adopted by a local government aa a policy guide in malting decisionaabout the physical development of the community. It indicates how the leaders of the government want the com- munity to develop in the next 10 to 20 yee.'l's .. There have been muny terms and definitions used to describe a comprehensive plan, but T.J. Went, a leading figure in the area of planning, has stated that II the general plan ic the official statement of a municipal legislative body which sets forth its major policies concerning deairable future physical development." Why is a Plan Needed? A plan ia needed because local govern@eLts, such as Ishpeming Township, make or influence decisions concerning many physical d~velopments which occur in the community~ Moat local governments are cmmposed of lay citizens and technological guidance is neededin making these decisions. Planners can proyide guidance in this deciaion-making process by establishing general policies, whose goal is the betterment of the community. The Importance of the LegislativeBody Because of their role in planning, the Ishpeming Township Board and the Ishpeming Township Planning Commission must be aware of both local needs and the numerous land use changes and policy making decisions that are made within the Township and surrounding areas and aid boards in making important policy decisions. The Scone of the Plan There are many different ideas concerning the scope of the plan. Some people believe that the plan should include physical characteristics such aa, size,location, and regional development, and others believe that it should center around economic and administrative planning. Henry Fagin suggests that a physical plan and all other plans ehould be unified in an ultra-comprehensive "policies plan." The scope or the Ishpeming Townehip Comprehensive Plan includes physical development, a land use inventory, population projections, the economy, natural features and resources, transportation, 1 �I I -I I I I I I I I I I I I I I I I CHAPTER I POPULATION Introduction Births, deaths, migration, and other population characteristics affect the provision of essential municipal services to residents. A major ftmc- tion of com~unity planning is to determine the number of new municipal services that should be provided to meet existing and future community needs. Decisions of local officials concerning land use development and new services will depend on future population projections and characteristics. T'nis chapter will analyze population trends and projectionc, and population characteristics such as education levels, age and aex distributions, and household types. Population Trends To make a meaningful assessment of the population, it is important to analyze past population growth and to examine regional and local factors that are likely to have a strong influence on future growth. The following table lists past population figures for the To~mship. Past Population Figures for Ishpeming Tm-mship 19:ro 1920 587 1044 ? J_J ~ rn1t 0 Source: 1229. 1064 ) ··,if., ✓ 1, ::;;-,··,-I ,... 1940 1950 1331 ... ~··· 1517 , 1960 /·_✓:--~ , 2238 ..,... --- 2457 . ,-·•- ../.?~:,1 ... U.S. densus Growth in the Township prior to 1900 was difficult to determine. T'ne popu- lation in the Township tends to follow the fluctuations in the mining industry. The table below compares the Township changes in the last three dec- ades with the County, the central region, and the state. 3 �I I I I I I I I I I I I I I I I projections for 1980. Arithmetic Projection. An arithmetic projection assumes that the average numerical increase which the Township experienced in the past will continue into the future with no significant change. The population of Ishpeming Township has increased from 360 persons in 1900 to 2,457 persons in 1970. This averages out to an increase of 30 persons per year. Based upon this yearly growth, the Township will have 2,757 persons in 1980. The arithmetic p~ojection does not consider birth and death rates, nor migration into or out of the Township except in an indirect manner since average figures are products of births, deaths, and migration. Ratio Method. The ratio projection has the advantage of utilizing population projections of larger geographic areas, thereby overcoming many of the inherent problems of population projections. Marquette County was plotted in relationship to the State of Michigan and the Township was plot~ ted in relationship to Marquette County. Using this method, the Township would have a population of 2,912 by 1980. ~inear Regression. The linear regression establishes a trend line from past populations and then projects it into the future. This line in- dicates that in 1980 Ishpeming Township will have a population of 2,830 persons. To get a more accurate idea of the rate of growth in the Township since 1970, an estimate of the 1977 population was made using the number of dwelling units located in the Township during a windshield survey completed in March of 1977. located in this survey. There were 1,016 year-round occupied residences The 1977 population was derived by multiplying the number of year-round occupied residences by 3.2, the average number of persons per household in Marquette County, Township had a population of 3,251 in 1977. Using this method, the This agrees fairly well with the Michigan Department of Management and Budget's July 1976 estimate of 3, 22L~ ( the figure used in Federal Revenue Sharing programs). These figures already surpass the 1980 projected population, indicating an exceptionally high rate of growth. The population in the Township increased approximately 31% between 1970 I I I and 1977. This percentage is already population of the previous decade. well above the 10% increase in the This rapid rate of increase is probably due to the expansion of the iron ore mines and the tremendous growth in the County as a whole, particularly near the urban areas. Cleveland-Cliffs Iron Company revealed that C A survey conducted by 5.8% of their employees �upper half of the range provided by the five methods. visor predicts a population of 3,500 by 1980. The Township super- The 1980 Census should be used to update the figures and make projections for 1985. The rate of growth between 1980 and 1985 will probably slow down considerably since ClevelandCliffs does not anticipate hiring a significant number of new employees during this period. Ish~eming Township Population Trends 4000 3500 3000 . . .·.· .. ·....·. •. •, . .·.. .:,,-.-:•: :i:;:;:;:;~:;:;;;:;;;::;::::.-. --- ,·:. :,· 25 00 2000 1500 1000 1940 1950 1960 1970 1977 1980 Population Characteristics The characteristics of the population are also improtant since needed facilities and services should be based on who is using them. Different priorities would be established for an older population than a younger one~ Therefore, the age, sex, and education.. of persons in the Township will be studied. The income level of the Township is discussed in the economy chap- ter, Education. There is a distinct link between educational attainment, family inaome, arld the economic and employment characteristics of -a community. Areas which have a high educational level generally have a high average family income, a low unemployment rate, and a healthy,rate of economic growth. The following tables outline the number of people enrolled in schools and the educational level of the population in 1970. ,., �11 To get a relative idea of the educational level in· the Township, the following chart compares the Township to other governmental units. Years of Schools Completed: Persons 25 Years Old and Over o-4 5-8 .2.:.1.1 12 Ishpeming Township 3.. 8% 24.3% 17.5% 17.9% 12.0 City of Marquette 1.6% 16.0% 15.4% 36.6% 36.8% 30.2% 12.5;, Marquette County 1 Central Region 2 .. 7% 19·o8% · 18.5% 39.0% 20.of, 12.2 3.5% 19.1% 12.0 3 .. 8% 22.1% 36.6% 33 .. 6% 15.6% State of Michigan 25.2% 22.1% 12.1 United States 3 .. 9% 19.3°;6 19.3% 31.o% 19.196 21.1% 1 lli Median 12.1 The central region contains the counties of Alger, Delta, Dickinson, Marquette, Menominee, and Schoolcraft. Source: 1970 U.S. Census The educational level for Ishpeming Township closely follows that of the central region, both having education. 3E.. 6% of the population with a high school It is slightly lower than that of the County as a whole, which is surprising since the Township had the third highest family income of all the townships in the County in 1970. The higher level of education in the City of Marquette in understandable because of the Northern Michigan University staff and the large percentage of government em:ployment in the city. The percentage of higher education in the To~nship is relatively low compared to the other units. Age Distribution. future of the region. Age distribution poses serious implications for the Both the youngest and oldest age groups make the greatest demands on the community for social and welfare services, such as education, recreation, and medical care. all Yet, they are the least able of age groups to contribute to meeting the cost of these programs. The financialrburden, via tax .payments, therfore, falls on those gainfully em- 0 �~ Sex Distribution by Age Groups 1970 Female Male ~ Number Bercent Number Percent 0-20 21-44 45-64 65+ 586 317 178 90 46.1 24.9 21.9 7.1 507 356 247 76 42.7 30.0 20.8 6.4 TOTAL 1271 Source: 1186 1970 U.S. Census In order to get an idea of the predominate living units, a breakdown of the types of households in the Township is provided below. Count of Persons by Household Relationship and Sex Male Primary Individual Female Primary Individual Male Head of Household Female Head of Household Wife of Head Child of Head Other Relative of Head Nonrelative TOTAL Source: 40 44 576 79 493 1125 68 32 2!,57 1970 U.S. Census As can be seen, a family unit with a male head was the dominant type of household in 1970. Issues and Problems - Ishpeming Township experienced considerable growth during the last three decades, increasing from 1,311 persons in 19~0 to 2,457 persons in 1970. �CIIAPTl!J? I I NATURAL FEATURES AND ID;SOURCES.:. Introduction Ishpeming Township is an area of natural beauty with towering rock bluffs and bedrock formations, dense hardwood forests, countless freshwater etrsarno and lakea, and abundant wildlife. The relatively low pop- ulation of the Township has saved the area from urban blight and the consequent estrangement frorn the natural environment. Nevertheless, the Township lies adjacent to an area that contains valuable mineral resources which have led to economic growth and an in~reasing population. Because of this growth, the Township must recognize the problems that an increased population brings, and take steps to preserve its natural resourceso Se- parate planning and development decisions, made without regard for the intricate balance existing between the different resources of the ecosystem, can lead to devastating results, such as the massive destruction of the forests that occurred nemrly a century ago. The :proper use of natural resources fulfills several roles which ~re discussed in this chapter. The ~ise use of natural resources fulfills an ecological role by providing a healthful area with clear water and air, healthy vegetation, and needed wildlife; an economic _role by ensuring good soils for agricultw>~ 9 forests for lumber, minerals for excavation, and sources for employment; a recreation role by meeting the growing need for a variety of outdoor activities; and an amenity role by preserving and developlng the landscape to enhance the beauty and liveability of the area. The natural features and resource section of the comprehensive plan should be used aa a guide for making sound zoning regulations anddavelopmental decisions. Topographz. Ishpeming Township contains dramatic shifts in topography as can be seen in Figure 1. The land changes from flat plains and rolling hills in the south to rock cliffs and hilly terrains interspersed with large bedrock outcroppings in the north. Low lying marsh areas occur mainly in the southern part of the Township around Deer Lake, the Carp River, Big Mud Lake, and the western half of the Dead River Storage Basin. The heavy regular snowfall, �the varying topography, and numerous bodies of water make the Township excellent for year-round recreational activity. geologic History The igneous and metamorphic rock outcroppings that are scattered through. out the Township are of the lower and middle Pre-Cambrian Age. During the Pa- leozoic ~ra, the present sequence of gently dipping sedimentary rock which overlie the Pracambrian rock uere deposited., These sedimentary rocks vary in thickness since they were laid down on an irrogular erosional surface. The action of glacial ice, during the Pleistocene Epoch, profoundly altered the landscape of the aren .. Glacial deposits, varying in depth from zero to 300 feet, have probably been the most important factor in determin~ng the present topogr~phy. Ruman activities appear to be the only significant f~ctor that could alter the landscape within the foreseeable future. Ishpeming Township's topographic and geological features provide some natural determinants which, when coupled with human-made featuras, begin to suggest a developmental pattern for the Township. The following natural frea- ture.s and geologic conditions must be considered in the planning process and used as a guide to sound zoning proposa:Jsand regulations. Bedrock Geology Bedrock is tha solid rock at or near the earth's surfa~e, which is generally concealed by layers of loose fragmented rock. Thase layers may have formed in place by the decomposition of the underlying parent rock, or they may be an accumulation of foreign rock fragments transported and deposited by wind, water,. or ico. Land use is often determined by bedrock geologic conditions. The distribution and character of mineral deposits are governed by bedrock conditions. For example, iron formations occu?! vitliin the Middle Prf:cambrian sedimentary rock. Bedrock geology is also related to the occurrence of ground water. The quantity and quality of well water varies with the type of bedrock and the overlying materials thorugh which the water must pass. The water capacity for the two types of bedrock found in the Township are described below and the location of the bedrock can be seen in Figure 2. �Precambria~ This bedrock underlies almostl excluding the northeastern tip. l of ffishp~ming Township, These ancient igneous and metamorphic rocks have highly variable water capacities. In the upland areas, most wells will fail to obtain enough water for domestic pusposes. In valleys having more than 20 feet of permeable drift, wells drilled a few feet into the underlying bedrock may yield enough water for domestic purposes. than 10 gpm. A few may yield more Drilling more than 100 feet into this bedrock is ususally futile. Jacobsville Sandstoneo This sandstone nicks the northeastern corner of the Township and is an important source of water.. Al though this sandstc-ne is over 1,000 feet tinck most wells tap water at less than 100 feet. As with all bedrock, permeability decreases with depth due to the tremendous pressure that squeezes together the joints and fractures.. Water from the JacobmziH.e is ge- nerally moderately hard to hard, and locally it contains objectionable amounts of iron and chlorides. Surficial Geology Surficial geology deals with the composition, areal distribution and thickness qf soil and rock materiala in the uppermost portion of the earth's crust. In Ishpeming Township, these ~ear-surface materials are primarily unconsolidated debris left by the melting of glaciers approximately 10 1 000 to '11,000 years ago. Host of these materials, ranging in size from clay to boulders, were transported and deposited by glacial ice. These areas are called tills. A: few of the depo- sits, such as outwash, were deposited by melted streams and consist mainly of well sorted sand and gravel. Surficial geology has definate effects on vegetation and land use. Areaa of knobby terrain and thin surficial cover tend to be areas of mining acticities and related mineral produetion. The hilly m~raine areas where surficial cover is thisker are used for crops and pasture. Surficial geology is also related to surface water flow in that infiltration and runoff is directly governed by the permeability of the underlying materials. discussed below. Its relationship to ground water is Activites such as increased farming, mining, and urban de- velopment could locally increase the rate of erosion and significantly alter the present geologic environment within the immediate future. The location of deposited materials in the Township can be seen in Figure 3. Swamp Deposits and Recent Alluvium. Swamp deposits and recent alluvium consist of sand, silt, clay, peat, and muck which have accumulated in low areas since the retreat of the glaciers. Both the composition and thickness of these deposits are extremely variable, and material types and depths at speoific locations are determinable only by sampling and drilling. The general wet nature of these materials presents construction problems for most types of fa- �cilities. Water ~ields are similar to lak~ plain yie~ds. These deposits occur in low areas around Big Mud Lake and the western portion of the Dead River Storage Basin. Glacial Outwasho .Outvash areas consist of stratified sands and gravels which have washed out beyond the glacial front by maltwater. Very coarse se- diments were generally deposited near the ice front; finer sands and silts were laid down farther out on the outwash plain. Most outwash deposits are tens of feet thick, but aome are hundreds of feet thick in local areas. The porosity and permeability of outwash are much greater than till, and it is normally soft or moderately hard. In some areas water may contain objection- able amounts of iron. Outwash deposits cover fairly large areas in the southwaatern, mideastern, and northeastern sections of the Township. Glacial No:r:,iine. One of tho moat prominent glacial features is the u- nique hilly terrain, called moraines, left after the glaciers 1 retreat. Most of these moraines originated at a stabilized front of an active glacier, where the forward movement of ice equaled the melting rate. In such a situation, large quantities of ground-up rock melt out of the ice and are deposited in ridges parallel to the ice front; called an end moraine. The area adjacent to the end moraine in the direction of glacial retreat may be characteri~ed by gentle r olling terrain. These areas are underlain .by till and sometimes referred to as ground moraines. Permeability varies greatly being low in clayey till and high in outwash areas. Moraines are a source of domestic water supply and some areas may yield moderate supplies of water. Morainal depoaits can reach a depth of over 300 feet. Morainal deposits occur in large areas throughout the central portion of the Township. Glacial Till-Bedrock. Bedrock is generally unweatherod and hard, because the weathered rock has been scoured avay by the glaciers. Bedrock e~sures occur in many arenr. and in unexposed areas is generally at a depth of at least 6•. The bedrock is composed of metamorphic rock types of the Precambrian age and is a poor source of ground water. All exposed bedrock outcrops should be considered unripp~ble. Bedrock occurs in scattered areas throughout the Township. 19 �4 · SLOPE SLOPE II II 0-10 11-20 4 6 or g re a_t e r scale 1n miles:. I ., 0 E3t#&N 2 .. 3 N �7· f igure 5 1 3 SOil ASSOCiATIOf~ S 3 ~ - associatioil number 2 scale 1n miles I · I unru-n 0 1 2 3 N �5. Kalkaska association: Deep, nearly level and gently sloping, well drained and moderately well drained soila that have coarse textured subsoils. Here again the soil ie not suitable for resource production uses but well suited for intensive uses. AREAS DOMINATED BY ORGANIC SOILS ON Ul'LANDS 6. Carbondale-Rifle-Tawas association: Nearly level, very poorly drained organic soils. These soils are poorly suited for either of tha usea because of unusual wetness and organic soils present. AREAS DOMINATED BY INTIMATELY ASSOCIATED LOAMY SOILS AND SANDY SOILS ON UPLANDS 7. Kalkaska-Gogebic association: Deep, sloping to strongly sloping, well drained soils that have coarse textured to medium textured subsoils. The assoica.tion rates poor for resource production uses and suitable for i11tenaive uses. ... �viding food and cover. Mixed forests of apruce, fir, birch, and aspen aro found in the unfertile outwash. soils, giving way to stands of aspens or lush willow in poorly drained areas. Bogs and depressions, characterized by high acid mucky peat soils and thin and roclcy or sandy soils have little value as cropland or pasture because few types of vegetations are suited to these areas. Sandy and silty loam aoils ~hich have been cleared are saitable for pasture land, but forests and woodlands clearly dominate the landscape. The types of vegetation in the Township can be seen in Figure 6Q Wildlife The original forests condi~iona were dramatically altered with the advent of logging at the turn of the century .. Wildfires were probably never uncommon, but because of the mosaic-like distribution of vegetative cover and soil types they were also never very extensivae Large scale clear cut- ting destroyed this natural pattern cf firebrakes n:id allowed nurnerous larg~ fires to sweep across the p~ninsula between 1920 and ·1927, eo that changes wrought by the axe were intensified by the flame. Some animal species of the deep, unbroken woods like the pine mar·ten, fisher, ond cougar disappeared com- pletely, whereas a species like the coyote flourished with the extenaion of humans into the forest. Others like the wolf and lynx were able to retreat before the timber cutter to the moat inaccessible habitat possible, where a few remnant populations exist today. oome animals, such as the pine me.rten, fisher, otter, beaver, mink, muskrat, and black bear, suffered serious depletion because they were . valued for fur and meat. bear survived by virtue of their adaptability. The mink, muskrat, and black The elk and moose are extir- pated species well adspted to a variety of habitats, but are hunted and are not compatible with human activity. The reverse situation occurred for many species who thrived on the vegetation in the clear-cut fields~ White-tailed deer, ruffled grouse, short- tailed grouse, and snowshoe rabbit favored the large unbroken openings. Ani- mals that may have originally been absent from the region like oppoasum, fox squirrel, thirteen-lined ground squirrel, and eastern mole, moved in. In the late 1930•s a major effort waa mode to reforest l~rge areas of tho Upper Peninsula. This reversion back to a forested vegetative cover is resulting in a lose of open and semiaopen habitat, which will eventually alter the type of animal species again. Deer •. The white-tailed deer is the most important game species in the 27 �area and their numbers are declining significantly due to depleted deer ranges. The total acreage of deer yards in the County is decreasing. The Dtm is currently bringing as many yards aa posaible under intensive manage- ment. Fish. In cold streams and lakes brook trout and two forms of lake trout are native to the area, while successful exotica include brown and rainbow trouco Large rivers and streams that mre too warm for trout have fairly good populations of small mouth bass and northern pike, while other warm water species like yellow perch, rock baas and bluegill dominate the warm water lakes. Fishing quality remains good and fishing pressures are probably below that which the area could support. Fish management activities carried out by the DNR and the Forest Service include chemical rehabilitation, fish stocking, and access development. Waterfowl., A weather corridor of the Atlantic fiyway lies directly over parts of Ishpeming Township. ducks use this route annually. An estimated 26,0CO to 75~000 diving In addition to the migratory waterfowl coming from breeding grounds far to the north, there are 12 to 15 species kno~m locallyo In addition to other watarfowl projects, the DNR is flooding a number of small areas to provide more habitat for all wetland gan1e species, both resident and migratory. Future Statuse The future of the mammals and birds, particul~rly ec(»o, nomically important species like daer and grouse, depends almost entirely upon the extent humans ar~ willing to indefinately a~rest the process of · secondary .forest succession or selectivity direct and control its progress. Controlled hunting, trapping, and the disuse of pesticides will be particularly important for sorne endangered species, as will the establishment and continuation ofwilderness or minimal-use areas. The endangered, threatened, or introduced species in the area are the eastern timber wolf, Canada lynx, pine marten, fisher, moose, gray fox, southern bog lemming, water shrew, and eastern pipistrelle. The endangered birds in the area are the peregrine fal- con, double-crested cormorant, Cooper•s hawk, red-shouldered hawk, osprey, bald eagle, piping plover, loggerhead shrike and marsh hawk. Multiple eagle nesting sites are located in the southern part of the Township. The preservation of wildlife depends ver:, much on land and water use practices and on the degree foresters and wildlife managers are able to work together in manipulating soil, vegetation and surface water impoundments to �extremely cold drJ air which dominates the area until storms moving up from the south can displa~e them. The climate is an air masa controlled climate Hnd because of this is relatively unpredictable as to severity from year to year. One of the moat valuable resources of Ishpeming To~mahip is the abundaace of fresh water., There is t~e Dead River Storage Basin and the Deer :Lake Basin, which account for 3,601 acres. The Bear, Silver Mine, Rock, Cooper, and Big Mud lakes cover another 183 acres. The main ri,rers include the Carp, Dead, Big and Little Garlic, and Yellow Doge The Township also contains many tri- butary creeks and small lakes and ponds. An inv~ntory of Marquette County 1 :s lakes, ponds, and reservoirs can be found in the Michigan Lske Inventory Bulletins, available from tha Michigan Department of Natural Resourcea Development. The surface wat:ar resources of the Township are not extensively developed at the present time because of the relatively low population and lack of urbanization. this time. Pollution of streams, lakes, and rivers is not a great problem at Effluent f r om domestic septic tanks may cause local contamination in some stre~ms. With increased development, more efficinet waste-water treat- me11t methods may be required at some locations. Of particular concern is the amount of sediment allowed to enter the surface water from land adjacent to waterways. Sediment degrades water quality, \ destroys natural plant growth, transports nutrients, and decreases the water carrying capacities of water courses. The lowest sediment yields in the Township can be expected from areas of exposed bedrock and areas of glacial outwash deposits due to the coarseness of the materials. However, increaaed development and recreational use of lakes and streams and poor farming practices greatly increase sedimQnt yieldso Some methods that should be employed to minimize this problem include tributary diversions, seeding of ba:re hillsides, grading and minimized land al.terations. Because water resources are so important for recreation, domestic use, agriculture, dilution of waste water, and industry, they should be protected and used in a: manner that •will ensure their quantity and quality for the f\i~ ture. 31 �7 ■ Area .Producing Meta ilie n1inerals j! :1 Dense Mine Areas Area \~ith Potential Significance Roe f< Quarry scale 1n miles: I . 0 2 3 N �ownership is a significant factor in determining the best possible developmental pattern since so much land is owned by corporations and probably not available for development. Issues and Problems Secondary forest succession is destroying the open habitat of several species such as the white tailed dee:t and grouse,, The decreasing acreage of deer yards and depleted deer ranges have led to a decline in the nurebers of white tailed deer. Controlled hunting and trapping, and the disuse of pesticides is important to some endangered species, as well as the establishment and continuation of wilderness and minimal use areas. - Water fowl management is needed to improve opportunitias to utilize this resource. New floodings, planned refuges, and feeding areas must be developed to attract and hold these birds. - Activities such as increased farming, mining, and urban development could loca~ly increase the rates of erosion and significantly alter the present geologic environment within the immediate future. In the expectation of increased future use and development, provisions should be included in a zoning ordinance to protect steep areas from the hazards of erosion and unneeded financial expencl.i ture, both public and private. County forests as a whole are in poor shape; the forest industry is in poor shape; and the utilization of the forest resource is poor. There is an over-utilization of high-quality hardwood and an under-utilization of small and low quality hardwood .. Forest based industries need to be expanded to remove the present surplus of low-grade wood. - There is a lack of forest management on forest land owned by non-industrial landownerso Expanded and improved forest management can also contribute substantially to improving the habitat for wildlife. The in~ortance of both medium grade and extensive low grade metallic mineral deposits is increasingo By the year 2000, the Lake Superior district will be the principal domestic source of ore. Although no mines are currently operating in the Township, the iron ore mining industry will be impor~ant to the economy of the Township and company policies on land acquisition, development over known deposits, waste disposal, future expansion, and life of deposits should be inputs to the Township Zoning Ordinance. - Both soils and geology need to be considered in future pollution control measures. Sanitary landfills and sewage lagoons must be located in a areas where ·soils and bedrock are suitable for these purposes. 35 �Employed Persons 14+ Years by Industry Ra.>lk Industn Total Percent 1. Mining 287 35.70 2. Wholesale & Retail Trade 114 14 .. 21 3. Professional and Related Services 101 12 .. 60 Manufacturing, Durable Goods 35 4o40 Hanufacturing, Non-Durable Gooda 5., 6 Cumulative Percent Male Femia le l:,1 60 27 8 39 10 29 Industr-j' Not Repoi•tad 60 35 25 Construction 42 30 12 Transportation 32 27 5 Business & Repair Services 23 13 10 Personal Services 22. 2 .. 70 9 10 .. Public Administration 21 2.,60 18 13 3 11. Finance 9 Insurance~ and Real Estate 18 2o20 8 10 Entertainment and Recreation Services 10 1.20 100.0 5 5 0 0 100 .. 0 0 0 1,052.4 555 4. 9. 12. Agriculture, Forest!"J" and Fisheries TOTAL 1 804 62.4 66.8 8804 91.3 94.o 96.6 Cumulative percent is plotted on the Lorenz-Curve, Figure Source: 1970 Census Employment Diversity One measure of economic stability is an evaluation of employment diversity. A well diversified labor force will minimize the economic hard- ship produced by the elimination of an employment sector. ship has a low level of diversification. Ishpeming Town- The highest concentrations of people are employed in mining ( 35. 7%), wholesale and retai 1 trade ( 14. 2%) ,. and professional and related services (12.6%). According to the 1970 census, there is no employment inthe forestry, agriculture, and fisheries industry; and a lov level of employment (below 3%) in finance, insurance, �T!JI' AL Etvd'I.OY!-.1) ll,\/liK t. 2. I, 1611,540 !V1:,m1f:ictul'in9 Clll',llL,\Tl VE "~i!'Lun:o •' '" curv,u- l ll:\NK STllY LATIVt:. '#, EMPLOYED 91 32.6 32.6 l',ai,ufocturing 54 19.3 51.9 3. Professional and Related s,~rvices 28 10.0 61.9 1. Transportation nnd Communication 23 8.2 70.1 I. 8J -l ,'1J I : TOTAi. f:l'-,l'LOYEO t,·; lnlng :M.64 Prnf,~s~ ion.1 I and HeL1tL'd Sc-r,·ices 3. 'N 59,38 \o/ho1<·sale~~ ()Cld Retail Tritde 4')·1,227 -1. Tr;,n,;portation 170,JOS 5.04 79.07 5. C0nst1·uction 153,637 4.61 83.68 5. Wlioles.:ilc & llctail 22 7.9 78.0 Fin:ulcc, Insurance, Real Estat,:- 21 7.5 85.5 3.36 87.54 6. 6. 7. Construction 130,464 lndustrr Not Reported 20 7.2 9?..7 7. Public ,\dministrntion 12'1, 954 3.70 91, 24 8. Personal Services 8. Personal Services 116, 185 3.44 94.68 9. Public .Ac..lminisctration 9. Business and llclatcd Services 10. 11. 8J,338 Agriculture, Forestry, Fislwries 58,707 74.03 2.47 97. 15 93.89 1. 74 Enlel'tn inrnent and Recreation 21,677 .64 99.53 12. t,,ining 13,880 .41 100.00 13, Industry not Reported 0 0 100.00 10. _11. 12. 13. 3,372,548 INDUSTRY I, Professional and Related Services 2. 5 1.9 100.0 Recrc.ntion 0 0 100.0 Finance, Insurance, and Real Estate O 0 100.0 Business and Related Services 0 0 100.0 Agriculture, Forestry, and Fisheries 0 0 100.0 279 100.0 1,070.8 Entertainment and 100.00 1,099.83 ~IAKQlJ ~;rrn COUNTY Ei'lPLOYi'v, r.NT RANI,. 93.1 ISHPEl'll:,G CfTY Ei'IPLOYMENT 1 CUMU- TOT.AL EMPLOYED % LATIVE H ·IPLOYED o/o 5,309 27.4 CUi\'iU- •',. LJ\TIVE TOTAL EMPLOYED E~1PLOYED RANK fNDUSTRY 1, Mining 804 27. l 27. 1 2. Wholesale and Retail Trade 677 22.8 19.9 Professior.al and Related Services 444 15.0 64.9 27.4 Wholesales and Retail Trade 4,127 21.2 48.6 3. Mining 3,210 16.4 65.0 4. Public Administration 1,435 7.6 72.6 4. l'·J anuiacturing 312 10.5 75.4 5. Transportation and Commuuication 160 5.4 80.8 6.5 79.1 5. 5. Public .~dministration 1,302 6. 6. /vianufacturing 1,227 6.3 85.4 Transportation and Communication 158 5.3 36.1 7. Persa1al Services 850 4.5 89.9 7. Industry Not Reported 140 4.7 90,8 8. Constnx:tion 748 3.9 93.8 8. Personal Services 95 3.2 94.0 9, l'in-,nce, Insurance, and Real Estate 9. 597 3.2 97.0 Finuncc, Insurance, and Real Estate 65 2.2 96.2 !lusin<>ss and Helated Set",icPs 10. Construction 63 2. l 98.3 3•10 1.8 98.8 11. Agricultu1·e, For·cstry, a11c..l Fisheri£:s 23 .8 !lusiness and Related Scr·vicc,s 19 .6 3. 10. It. ,\fJriculture, Fore~! 1·y, and l'isherii,s i66 .8 99.6 1~. 12. • Entc..-rtainnu~nr nnd RPC1"t"'•;:1t ion s,. t·,·ices 75 l:l. 13. Industry Not Report<Jd 0 1'),J>l(i 99.7 100.6 0 100.0 100.0 1,037.2 Entc-1·tairirnent ,,net llec:rcation Srr\"lccs 9 .3 100.0 2,96? 100. 0 !. (ll,:!. :J 1 CunH11~1t lvc tolills wcr~ plottc•d 011 ti1e l.orc•!17.-Cu.-v,-' in ot·<lt-r to tn~a.sure lndt1~trial r!ivPr.• dc;1tion. }9 1 �FIGURE 9 LORENZ CURVE 100 95 90 85 80 75 70 65 a LI.I >- 60 C .J 0.. ~ 55 I- 50 w z w q 0::: w 45 0.. 40 . 35 30 25 20 15 10 5 0 2 3 4 6 5 INDUSTRY BY 4oa RANK 7 ORDER �Table l i I Marguette Counti Total Business Establishments & Payrolls ( excludes government employees, railroad employees, & self-employed persons) Number of Employees Number of Establishments With Payrolls Taxable Pa:rrolli Jan.-Mar. ($1,000) % Char.ge o/_, 1970 1975 1970-1975 11,588 13,095 13.0o/o 116,778 10 12 20.0o/o I 3,120 A NA 407 504 1,318 ransportation, Comm uniations and Public Utilities fholesale Trade 'otal ~griculture, Forestry, .nd FisheriEs . 1ining :ontract Construction '1 anufacturing 1970 1975 1970 1975 o/o Change 1970-1975 946 1,158 22.2o/o Char:ge 1970-1975 27,656 64. WYo 16 12 -25.0o/o 4 7 75.0o/o 6,841 (D) NA 9 (D) NA 23.So/o 752 1,299 72. 7o/o 1,181 -10.3o/o 1,834 2,298 522 654 25.3o/o 1,002 604 731 21.0o/o 969 I 71 94 32. 4o/o 25.2o/o I I 56 55 -1. 8o/o 1,693 68.9o/o I 36 45 25.0o/o 2,000 106.Jo/o 71 91 28.2% 339 386 13.Bo/o NA 87 100 14.9% 103.9% 280 316 17. Oo/o 3 51 1600.0o/o ·-- 2,607 etail Trade inance, Insurance, and eal Estate 533 ervices 3,251 24. 7o/o NA B 2,261 3,816 723 (D) 2,439 3,115 27. 7o/o 2,372 4,837 8 100 1150.0o/o 8 51 nclassified Est.ablishm ents 68.7% 900.~ 'j ,t 2,500 -4,999 employees 500 - 999 employees I; Withheld to avoid disclosure of operations of individual establishments ource: County Business Patterns, 1970 and 197 5. --- ·- �Employed Persons 16 Years+ by Occupation County Number Township Perc@nt . Professional and Technical 2,929 15.1% 107 13.5% Managers and Proprietors, excapt farm 1,362 7.Cf/o 46 Clerical and Sales 4,401 22 .. 7% 146 5 .. 8% 18.4% Craftsperson 2,721 Operative a 2,567 14.0C/4 13.2% 197 159 Drivers 955 4.9% 30 Laborers, e,rcept farm 790 4.o% 26 97 .. 5% 0 3,303 261 17.0% 77 9.7% 1.3% 2 .6% Farm & Farm Laborers Service Private Household TC'TAL Source: 19,386 2L~.,8% 20.1% 3.8% 3.3% 0 793 1970 Census The three largest occupations for Marquette County are clerical and sales, service, and professional and technical. The three largest for tha Township are clerical and sales, craftspersons, and operatives. The last two directly relate to the. mining industry. A rapidly increasing sector of the work force is women. In 1970, women made up 31% of the work force in Ishpeming Township a.-id ere now probably near the 1977 state level of 4056. According to the Michigan Department of Labor, women earn 60% of what men earn, and women find it difficult to enter all save a few traditional vocatio~...f3. In 1970, the highest percentage of woman in the Township were employed in the traditional clerical fdelds (41.4%) and service work (20.9%), 12.9% of whom were food service workers. Moat of the professional women (19.7%) were employed in the traditional fields of nursing (7.2%) and teaching (4.0%). 44 �No figures are currently available for the number of w~lfare reci- However, figures are available for While per capita income has increased, po- pients residing in Ishpeming Totmship. the County and central region. verty in the central region remains very high. In terma of the total fami- lies living in poverty, the central region has '11.2% and the state 7.3%. The percentage of families in the region receiving public assistance is 17.9%, four times greater than -i.:he state percentuge of 4e2"/b. When considering unre- lated individuals living in poverty, the regional percentage of 12.4 is over two and a half times grea-ter than the state percentage of 4.9. i.ag table displays caseload:.:; by county. The follow- Narquette County contains 34% of the assistance cases in the six county central region. Assistance Cases - July 1977 Marguette Central Region Aid to Dependent Children 840 General Assistance 103 2058 297 Food Stamps 364 1347 Medical Assistance 592 1906 1902 5588 TOTAL Source: Assistance Payment Statistics 9 Department of Social Services Income Income is one measure of a community's wealth. The income of a com- munity's residents is relied upon to finance private as well as public improvements. In 1970, the total aggregate income for families in the Town- ship was $6,244,950 and for unrelated individuals it was $218,900. dian family income range was $8,000 to $9,000. The me- In 1970, the average family income was $9,534, which placed the Township third in rank among the other Only Michigamme and Chocolay townships had higher average family incomes. The average income for all males in the Township 14 years and o~der was $5,710 and for females 31,468. townships in the County. I ,. �Local Ernployera Eomloyees Total 1. 2. School - Westwood, North Lake, and West Ishpeming 92 Mather Nursing Home 60 Part-Time 3. Miracle IGA Market 40 4o Ishperniug Steel Corporation 5. 60 79 8. 9. Northern Tire Shop 30 17 Dentist's Office 15 Hooper-Stanaway Ford Garage 14 Sawyer-Stoll Wood Preserving Company 1l• Township Staff 12 2 100 Snyder Drug Store 11 2 11$ Ted's Paint Store 10 120 Ace Hardware Store 6 13. Bonovich Builders 7 14. Pajula and Maki Contractors 150 16e Poirier's Motel and Gas Station Juntti Service Station 5 4 17. Triangle Motel 9 2 4 3 18. Pen West Bank 2 19. Pete 9 s Service Station 2 20. Sunnyside Estates Mobile Home Park 2 21. Ruona Excavating 1 22. Suburban Motel 1 23. Joan's Beauty Shop 1 TOTAL Source: 28 353 3 46 Marquette County Planning Commission Telephone Survey, 1978 According to the above list made in 1978, there are approximately 353 jobs within the To~mship. the Township. In 1970, there was s work force of 804 people in The County's work force has grown by an average of 7.2:J{, per 48 �CHAPTER !V LAND USE Introduction The variety of land uses observable on the landscape are n result of many influences, both human imd natural. Land uses that have develop,a d in the township are a result of the decisions made by many individuals, families, business people and government officials and, aa such, are not a pro- duct of comprehensive planningo Rather, the present development patter;1 can be attributed to tradition, economic influences, changing social patterns, etco Such land use practices have resulted in haphvzard develop- ments and ra:i.xetl land use probl~ma. 'l~~us, careful decisions and efficient allocation of land for various uses at appropriate locations are necessary for deriving th~ maximum benefits of land use and to improve the quality of living. In m~der to do this, it ia necessary to understand the existing patterns of land u.se ~nd the possible limiting factors thet could influ- ence futura developments and potentials of land use in Ishpeming Town~hipo The analysis was conduc-1:ed at two levels .. Information gathered from secondary sources vas obtained and geuerai trends were analyzed. Land uaa information was also obtained through field inspection and analyzed on an individual basise The following objectives were established to guide the analysis. - Determine the typ~j character and amount of each major land useo - Evaluate the a~propriateness of past land use practices. · - Identn·y potentials and J.irni tationa for expansion of residential, commercial, •industrial and public land uses. - Identify the areas that are suitable for intensive development and that have high resource production potential. · - Evaluate the land ownership pattern and its impact on land usa. Provide a source of information for future planning and possible revisions of development controls. Location and Size Ishpeming Township is north centrally located in Marquette County and occupies 92.5 square miles or approximately 5% of the total County area. Townships bordering Ishpeming Township include Powell to the north, Champion and Ely to the west, Tilden to the south, and Marquette and Negaunee to the east. The cities of Negaunee and Ishpeming make up the Township's southeast boundary. 50 �available and more expensive, forcing people to locate in the surrounding townships. Recently, the expansion of the Cleveland Cliffs mining opera- tions has resulted in in-migration, and development in the township ia expanding to meet the needs of an increasing population. Factors Affecting Land UBe Land use change has been the result of various decisions made by individuals, families, business persons, public agencies and so forth. It io of significance to note that the decisions m~de by various individuals and groups are oriented to their own self-interest and that there is usually no attempt made to coordinate their activities for overall community improvement or to consider the effect of such development on eurrounding land uises, utilities, services, etc. This haphazard decision-making process has often resulted in scattered develepments and incorni,atible land uses. Public agencies such as federal, state, county 9 and 'oit;y governments play a very important role in land use changes. The federal government exer- cizes a number of resp~naibilities that affect land use through various loan and grant programs for such p~rposea aa plam1ing, public housing, urban renewal, water and sewers etc. Other than funding, they have little control on the direction and magnitude of land use change. T~e role of State has traditionally been limited to providing enabling legislation to local go·~ernmen"tB to regulate growth and developments. However, some of the decisions rnade by the State, such as highway location, ~ill obviously affect land use changes~ If public health powars were stringently exercized by the State, it would affect land use changes in areas dependent upon septic tanks for aevage disposal. Among other factors, the transportation system has a great influence on land use changes. The expanding highway network has permitted the small town and rural residents to commute to larger cities for employment and specialized services, which in turn has exerted major influences on the land use patterns within the communities. Tha increased mobility offered by the highways has also facilitated the strip development of rural non-farm residences along these highways, ·thus influencing land use change from agriculture .or forestry to residential. At the same time, the increased mobility has placed additional demands on outdoor recreational facilities in rural areas, thus influencing land use conversion processes. 52 �Some scattered residential development has taken place along County Road 510. Residential atructures consist of the following types: apartment buildings, duplexes, single family dwellinga, mobile homes, and attached, seasonal and vacant dwellings. Residential areas account for approximately 4'+7 acres. Commercialo US-410 Moat commercial establishments are located adjacent to 'fhese establishments include service stations, motels, a f!70ceey store, a radio shop, a hardware ator~a dentist to office, a bank, and an auto dealership. Industrial. of th9 to~nahip. Commercial uses account for about ·16 acres. Industrial uaes are scattered around the southern p~rt Th@ industries include the . Iahpeming Steel Corporation, the Sawyer Stoll Wood Preserving Co~, an industrial tire service, construction companies, and the gravel pits. Industrial uaes account for about 26 ac:r.es. Public-Quasi Public. Public uses are located within the develowed areaao These include the schools, the playgrotmd, chi1rches, the cemetery, tho town- hall, the fire .hall, the ball diamond, tennis courts 9 snowmobile trails, and the Elks Club picnic area. Agricultural. Public uses account for about 38 acres. A limit,ed amount of agricultural production is taking place along county roads GP, GA.A, and 573. These areas, ~p~roximately 390 acres, are used for pasturage or fodder production. The above uses can be seen on land use maps 1, 2, tlnd 3- (Figures 12, 13, 14, and 15) Land Ownership The three categories of land ownership utilized in this analysis are coz,porate, private, and governmental. listed balow. The acreage in each category is �Figure 13 T I I1 D€:"1; ~l\'/"'1'1 1•n1 • ••• •••• f""r- - - • ■ • · • • ■ ■fl ■ . . . . . . . . . . . . . . lli ·.. . ~ .. ·... -:-:■:•. :-:■ ·· : I .TO\VNSHIP ~ ,. I ~ MAP ONE It ., ., c-:•:•.:•:❖.:-:•:•-· C··•·••-i"'.. 1l· 1. •::: :-:•::: :\'. •.'. •••••••••• '( :: : I LAND USE :-:• :• r.·.·•:•.·.·•:•.·.· c-:-: ~-:-:-:--:-:-: ~-.· .-....·.· ·.·.·.· ...... >-:•::::,:-::::.:-:: :iii\\ r::•.·.·-:•.·.·•:•.·. _·:::: r • • ••• •• ••• •• ·.•, . r,,,f\ h] li'~ I"' tJ\o Iu\1 fU ... H I ::t • ' "· . 3 ~I l: ,' .. ~ : ROCK EI r!!/\j\~:,:::~ ~;~~f: ~;. .": · · w "' l~ ! ~'." •' \ ·~ :~~?''v- 1 j t ! '& ~,•••:,rt>t:,· • ~~ !;~!"4 '1\lil\\lr- ,ii\il\\il11 ·•• ;. 1 \'1J:: 11 , ......... . ' 1ill 1;1:·1::::1 '::::!,~ :::: ··"•!!!!! •!"'1.. ,>ti!!••J:\11 ::: 'I :?~:: ::·· !!!!!{}! •:•:•:•::: ' I Ir I I · ..,. . . .. f""''•"I ~ l. L) "'f__;. i I --- l I · •,- - ~,;j;.L.AKE !ii. ~:i I NORT I "'""'" I , mm\i . \L_______ 1 1· .. ::m +:~•1•·•t'!%n.tu;;"1Cff•·"· ··l.•·• ...• • •...· •....• 1 . . ·· •:• •/ m " .... \!! : : ?1•11~~~-[~!i.,! · ··· ·~--ul·· · :Hi!! 'rrtillJ}m:i :J ITTITI7 Residen.t _ ial' llilliliill Commercial [ ] Public Semi Publi_c Industrial ~!: .:\[:\\:\:\ : 1 m• ::-. ~~~:-~~l:~•m;.N?:1.:. iv•J~ST . ·•It ·:::\:::::: M:W~R. »-.=, lsHPEMING ·,u ;· ··· ·: I ""' !. ..... --- -------- _,,. so~r. .£:,q SCALE - • · 1. ->.;;.:-:mJ%'a FEET �· Figure •15 ISi~~PEfvUNG .TOt'U~!SHIP LAND USE MAP 3 LEGEND 0 □ · ·f,,m,,,:5 YEAR-ROUND □ -RESIDENCES INTENSIVE SEASONAL g,,::::M -DEVELOPMENT 58 9 ~ SCALE- MILES �Major Land ~nera Approximate- Acreage 1. Clevelani Cliffs T-ron Company 2. .Percent of Total Area 14,600 24 .. 6'.;f. Gannon Lumber Corp. 6,194- 10.4% 3. North Woods Products, Inc. 5,3?8 9.1% 4. U.ti. Steel Copp •• 4,067 2,746 6.. 9% 5. Nakoosa-Edwards Paper Co. 60 Michland, Inc .. 7. Kidder and Gotschall 8. l!;scanaba hllp Co. 9. Longyear Realty Co~. 10. Connor Forest Industry- 3.9% 2,332 1,707 2.9,6 1,,~o 2 .. 4% 1,300 2 .. 2% 1,280 41,0o4 Source: 4.616 2 .. 2% 69.2% Marquett2 County Atlas and Plat Book, 1973. Conclusion The development patterns in Ishpeming Township range from compact to scattered and have often occurred in a strip or lineal form along major roads. These development patterns can be attributed to several factors such as soils, highways, topography, accessibility, and land ownerehip. For example, minimal development has occurred in outlying areas because of the lack of accessibility and the large percentage of lands owned by corporations. Most of the recreational or seasonal development haa oc- curred along the Dead River Basin. The intensive land uses have occurred in the West Ishpeming location because . of the accessibility offered by H\-fY• US-41. Because of the Township's increasing population and expanding development, several problems need to be addraased in order to ensura orderly· growth. One problem is that the commercial strip along highway U.S. 41 is developing in a haphazard fashion. With each new establishment, one or . more driveways are added to U.S. 41, creating potential traffic hazards. Also, the coat of providing needed utilities and services to lineal developments along major roads is prohibitively high. 60 �Issues and Problems - The majority of the Township (98%) land can be categorized as open space, which means it is· undeveloped. A limited amount of agricultural production is taking place along Gounty roads GP, GAA, and 573. Scattered development is increasing in outlying areas. If not properly planned for, this development may result in higher service and utilities costs or may cause pollution hazards due to high water tables or poor soil conditions. - Some scattered development has taken place along County Road 510. A lineal pattern of residential land use has developed along portions of County roads GP and 573 and around periph':!ral areas of the Dead River Basin.. Lineal developments result in higher service and util5.ties costs. - The commercial strip along highway US-41 is developing in a haphazard fashion which could result in traffic hazards and in increasing lineal or strip de,relopment. Over the last ten years, the demand for industrial, commercial, and ~esidential/recreational land use has increa~ed. However, a limited supply of land is avaibble since almost 707/J of the land in the Township is corporately owned. ~bis situation has caused a sharp increase in property values. 62 �Vehicles. Automobiles, buses, trucks, and trains are the basic vehicle types operating within the Townahip. in transporting persons or cargo. Each has its o~m function and effioiency In terms of use, on a national level the auto accounts for approximately 85 to 90 percent of total travel on freeways, arterials, and local streets. vel. Trucks account tor most of the remaining tra- The number or percentage of trips made by bus or rapid transit varies widely depending upon density, physical,and economic characteristics of the study nrea. Bus and rapid transit services a.re currently not provided 1;1fl th- in the To~mship • . Terminal Facilitieso A terminal is any facility providing for the de- livery, receipt, or temporary storage of freight or the vehicle itself~ ~bese facilities also include points of passenger embarkation and areas desig-~ed for the temporary storage of passenger vehicles. Off-street parking, garages, and lots are forms of terminal facili·ties as are railroad yards, airports, truck terminals, and docks4 T'ne terminal facilities in Ishpeming Township involv~ roadway related stops. The Circulation Subsystems and the PlanninG Commission It is essential that the Township Plan.~ing Commission has an understanding of elements of the transportation system and their inter-relationship to be able to plan effectively for the present and future. Although all three sub-systems are importimt, the Planning Commission must realize it has little or no control over the vehicle subsystem. On the other hand, the Commission can often make decisions which will directly influence the maintenance, function, or location of travelways. The location of terminal facilities can also be influenced through actions of the Commission, for example, by the creation of off-street parking provisions. Non-Highway and Extra-Township Trans~ortation Highways and streets are the primary pathways of transportation within Ishpeming Township. However, other modes of transportation provide important service to Township residents as well. Air Service. '.!:he Marquette County Airport, throug~ North Central Air- lines and a local charter flying company, provides commercial or commuter passenger and cargo services. The airport is located approximately 8 miles �of the County's Motor Vehicle Highway fund, (after an ap~roximate 10% deduction for other e~T,enditures) is alloted for County primary roads. Town- ships are not responsible for primary road expenditures. In Ishpeming Township, 5<Yt6 of the primary roads are not paved and are conaidered "inadequate'' by the County Road Commission for the amount or type of traffic they support. County L-0cnl Roads$ The County local roads within the Township con- stitute all C.:.mnty roads not included in the primary system., I~ should be noted that the "local" {as well as "primary") designation here represents a state-county legal classification which pertains primarily to road financing$ It is not to be confused with a later discussion on the functional classifications (local - collector - arterial) of the Township's roadwayso Unlike the primary system 1 only 59% (28,.5 miles) of the County local road network is maintained and plowed on a year-round basis~ Another dif- ference is ~hat 25% of the previously mentioned Motor Vehicla Highway Fund is typically utilized for the local ro~ds. Horeover, property tax revenues are often necessary for road construction since local county road funds must generally be matched by local township funds., Approximately 33~'6 of the local county roads are unpaved and are considered "inadequate" by the Marquette County Road Commission,. A composite of the type and condition of the Countr roads within the Township can be seen in Table IV. With the exception of the platted areas,•the Township 0 s network of plowed roads is depicted in Figure 16. Classification of Roads Roads, the primary component of the circulation system, have v~rious functions. While many roads carry strictly local traffic, others carry high volumes of through traffic. between tha above mentioned types. Still others serve aa connective links Roads, therefore, may be categorized according to( their predominant functions and community service character• istics. Several benefits may be realized by road classification:::according to function. a. 9 Such a system together with traffic volume information may: Provide a framework for the formulation of land use policies regarding properties located near or adjacent to roadways. 66 �Figure 116 ISHPEMING TOvVNSHIP COUNTY sys-, EM ROAD ,,----__ COUNTY ROAD {PLOWED) - - - _ ;. -- C OUN TY R O AD ( U N PLO W E. P) : - - ..... -----..-, _. "".: I .......... '/ I I I I I a. (.'.) us 41 ~) I 'SEE : I MAP2' I MAP I p I I "---- - - - - - - - J NIL.ES g I N I r t) __J (.9 GK PO MAP 2 O I i ,12 I MILES �Collector. The collector street or road, also primarily a residential phenomenon, is necessary for -the efficiency and accomodation of shorterhaul local traffic. Basically, collector streets will have faster design speeds, greater right-of-way widths, better grades of pavement, etc., than local streets. The primary function of this roadway type is to collect and distribute traffic between local streets and arterial thoroughfares. they filter and conduct Occasionally, traffic to such local ganerators as shopping cen- ters,schools, or community centers. Land access should be a s~condary function of a collector and should be reflected in its operation and design. ting driveways should be discouraged. On-street parking and intersec- As in the case of the local roadway, a collector often functions as an easement for utilities, as an open space furnishing light and air, and as a design element in residential areas. Arterials. Arterials typically have wider lanes and shoulders, faster design speeds and less impeded traffic movement than the aforementioned road types. The first and moat important funtion of the arteri.::il is to move large volumes of vehicles, such as cars, trucks, and busses and includes, as the name artery implies, larger trips from geographic point to another. If possible, access from residential areas to these thoroughfares should not be via local streets but, rather, by collectors. Although land access should be a secondary fu..ction of arterials, owners usually have a legal right to access. Historically, traffic brought people, people brought trade, and trade led to commercial development. Zoning has tended to per- petuate the location of commercial strips on many sections of arterials while the design of streets and the development of abutting properties has not recognized the problem created by increasing traffic volumes. Parking on arterial streets should be discouraged and, fortunately, is one function that is being increasingly controlled due to the pressure of increased traffic volumes. The arterial also serves as an easement for utilities and as an open space, providing light and air. The greater width of arterials creates an opportunity for impressive design, but this opportu~ity has seldom been utilized. Utility poles, advertising signs, billboards, and taste- less architecture all contribute in making arterials the ugliest streets in urban America. �One of its functions is to serve as a collector or connective link be- tween the above mentioned roads for urban ail,d rural residents of illshpeming and Tilden Townships. Another important function of Stoneville Road is that of indirectly providing access to County Road 476, a vital link between the County work force and industrial suppliers, and the Tilden and Palmer mining operations. T'nis twofold function suggests that Stoneville Road be assigned a collector classification. Other Roads (Collectors). Becau~e of their distributive and shorter- haul local traffic characteristics, it is suggested that County Road 583 south of US-41 (RandaJ!Drive) and County Road 583 north of US-41 (North Lake Road) be designated as local collectors~ The same applies to County Road 573 (Deer Lake Road) and County Road 510. All roads or streets which are not shown in Fig.16 should be classified as local roadwayse Problem Areas US-41. Several problems currently oxist which reduce the effectiveness of US-41 in moving traffic quickly, safely, and effici.ently through and within the Township. ao They are listed as follows: The thoroughfai'e, a portion of which is only two lanes, was not designed to carry the large volume of traffic or the heavy loads which it · now carries. b. A number of local residential streets intersect the thoroughfare since it is the only major arterial through the Township. c. Adjacent strip development and accompanying direct access points have occured along much of the highway's length because of the favorable commercial demand often associated with arterials. These problems, if let unchecked, will only be intensified in the future. The expected increases in To~mship (and County) population and re- creational activities will increase the demand for effective transportation facilities. Unfortunately, the existing conditions limit improvements to pavement widening, signalization, and channelization. It is extremely important for both safety and convenience that improvements to this vital route be made promptly. 72 �Spot Residential De,relopment. Continued residential spot development on seasonal and some rural roads creates havoc with the transportation system and places a burden not only on the County Road Commission but the Town-ship as well. Various County and Township services are required as outlying areas are converted to year-round uses. Because these services involve high unit time-cost distancesand generally benefit a few people, the cost per person ratio is extremely high in thoselocations. Land use controls and the abandonment of roads in areas which should not be haphazardly developed-can allow revenues and other resources to be used where there is a greater need. Development on Collectors. Residential development along collector type roadwGys presents a very real traffic nazard. Short sight distances due to hills and curves typifies many of the Township's collectors. 1"hia,, especially when combined with the situation -of lots directly fronting these roads, jeopardizes the goal of safe and efficient traffic movements. Land use regulations can be utilized to limit access points along these roadways .. Sight distances can only be improved as expenditures allow. Secondnr,- Priority Hems 1. Consideration should be given to the feasibility and effectiveness of an official township commuter parking lot. Such a facility would promote the use of ca-r pools as means of -transportation to the various e:ctra-township arees of employment., 2o Areas with scenic values along roads should be recognized and preserved or enhanced where possibleo Deed restrictions, limited tree cuttlng 1 increased building setbacks, the prohibition of unnecessary signs, and related land use controls are some means of achieving this objective. 3. While allowing for sufficient provisions for road related transport modes, whenever possible the Township should support or encourage alternative mobility methodso Bicycle paths linking recreational areas and open spaces, and hiking-jogging trails leading outward from the urban areas are two examples of alternative modes. 74 �CHAPTER VI RECREATION Introduction In this chapter of the Ishpeming Township Comprehensive Plan the importance of recreation in sustaining an acceptable condition of living will be stressed. The chapter is basically a reiteration of the Ishpeming Town- ship Recreation Plan. It's specific purposes are to: 1. Identify a,1d classify existing recreation resources in the Township. 2. Identify those resources that serve the ·Township located outside its boundaries. 3. Present roles and responsibilities of the Township and County. 4., Present elements, natural and human ) influencing projected recreation needs and evaluati-ons. 5. Recommend goals and objectives which may be used as· guidelines regarding capital improvments and other -policies. Recreation Administration The Ishpeming Township Board established a To,...mship Recreation Committee at it~ February, 1977 board meeting. bers. Tne recreation committee has five mema The members were appointed to the committee by the Township supervisor with the a1?proval of the Township board. members before appointments were made. T'.ae Township board advertised for The recreation committee regularly meets on the fourth Tuesday of each month. The recreation committee is advisory in nature and assists the Township board in setting recreatio~ development priorities and in recreational program development. The Township has a general maintenance crew of four people who have responsibilities for recreational maintenance. The Township is involved in recreation programming, however, much of the recreation programming for this part of Marquette County is sponsored by the NICE School District. Township funds are budgeted for recreation. bu~gets for Township recreation. Below is FY77 and FY78 �Trail Type Facility Inventory One of the Township's most plentiful recreational resources are its trailse Secondary collector roads, railroad grades, electrical, telephone, and pipeline distribution systems all. supply trails for hunting, fishing, cross-country skiing, hiking, and off-road vehicles, although most of these trails are located well outside the residential area. Al Quall - Snowmobile tr·a il Cross-Country trail Ishpeming-Michigamme Snowmobile 'frail Cooper Lake - Westwood High School Trail Unofficial Cross-Country trail Regional Facilities Servfng Ishpeming Townshir_ Facilities outside the Township qualifying as regional or special ~urpose may include: Presque Isle Park Van Riper State Park Shiras Park Ottowa National Forest Michigamme State Forest Escanaba River State Forest Programs Ishpeming Township is currently involved in recreational programming for softball at the existing Township recreation area. Programming takes place during the spring and summer months. All other recreation programs are sponsored by the Community Schools, NICE School District. The location of the programming is at the Westwood High School. The following programs are offered by the community schools: Time of Year Program Golf Summer Basketball All Jear Tennis Summer-- Skii_ng Winter 78 �Figure II on page 4 of the Ishpeming Township Recreation Plan shows some possible areas in the Township which were tentatively identified as potential picnic areas and playground areas. Further information regarding recreation may be found in the Ishpeming Township Recreation Plan, dated April, 1977, and the Ishpeming Township Recreation Area 11 Si te Plan" dated 2/10/78. Issues and Probl6ms - There are several key issues which are affecting and may effect recreation development and recreation use in Ishpeming Township. T'ne issues are: 1. Lack of available land ~" Potential iron ore mining 3~ Population pressures from Tilden Township 4. Increases in population growth - The availability of land has been and continues to be an issue of great concern to the residents of Ishpeming Township .. Many of the efforts to provide public facilities and areas in this part of Marquette Countj have . been thwarted by the lack of available land. . - Areas directly north of uS-41, H;.;;28 have kno1:m iron ore deposits.. Mining of this area could effectively split the Township in two. Provision of services to all Township residents would become a major problema - The northern -part of Tilden Township, adjacent to the major developed portion of Ishpeming Township, is experiencing much new developmento This part of Tilden To,,.mship is more closely geographically-related to Ishpeming Township than to the remaining part of Tilden Township. This may cause increased use of the Ishpeming Township recreational facilities beyond what would be expected based on Ishpeming Township's population. Ishpeming Township is expected to experience significant population increases over the next twenty years. Based on preliminary CUPPAD population projections, the population of the Township will double by the year 2000. Planning for future recreational facilties should be done with this in mind. Bo �concentrations have not been high enough to warrant concern or action. While many municipalities are required to use chlorination, for example, for disinfection (and occassionally flouridation) the Township's raw water is of such a quality that it may be pumped directly _from the wells to the distribution system without treatment. Distribution Systemo T'ne TO\•m ship publi~ -water system currently supplies approximately 845 services. Of .these, only nonresidential customers are metered (residential users represent over 9o//o of the accounts). Township's residences are serviced by the systemo Approximately~82°/4 of the Ar~as served by the system are shotm ;i,n Figure 17. With the notable exception of one subdivision bution system basically consists of 6 inch mains. (the Seilo Plat) the distri- Plans are currently under way to convert the 4 inch main in the Seilo Plat to a 6 inch main. Adequacy of Supply. 400,000 GPD The wells currently produce an average of 300,000 to (gallons per day), the lower figure representing winter consumption and the latter, summer use .. From this . it can be seen that the water supply in Ishpeming Township is adequately supplying present everyday needs. The system is capable of supplying substantially more water than the Township presently requires (including the new subdivisions Westwood I, Westwood II, and Harrison Hills II) as long as the wells continue to yield water at their present rates. This partially in view of the construction of the aforementioned new well and storage facility. Present daily consumption indicates that more than two days demand of water will be available in storage. (this would also help greatly in providing sufficient quantities of water for fire fighting purposes). Wastewater Ishpeming To~mship has two wastewater treatment plants which currently serve approximately A:(~ .:,, . customers. ~.[ ·, The "North Plant" serves the plat of North Ishpeming, / l·' I..,. -~part of which is in the 11 Deer Lake area" of the Township, and part of which is in 82 �the City of Ishpeming. The "West Plant" serves the bulk of the Township's pop- ulation which is situated from the plat of West Ishpeming westward. The plants were built simultaneously in 1962, and provide only primary treatment. Waste disposal in the unserviced areas of the Township is primarily to individual septic tanks. A few of the more remote dwellings still utilize pit privies. While the lot acreage is large enough for safe disposal in many rural areas, land use intensification~ high water tables, and/or poor soil ~onditions make individual sewage disposal a health hazard in many ±nstanceso Roughly 20% of the :population is rural and without a centralized sewerage system. The primary water problem in Ishpeming Township involves rehabilitating public sewage treatmento The Township is presently under Environmental Protection Agency orders to upgrade the poorly-treated waste water effluents to federal standards by 1982.. The feasible treatment alternatives to overcome this deficiency as determined by the Township's engineers include: lo A lagoon with irrigatio~ of effluent. 2. Activated sludge treatment. 3. Rotating biological discs. The Tovmship and City of Ishpeming are currently negotiating possible arrangements to consolidate treatment facilities. Conclusion Wise planning decisions will be required for the improvement and extension of the water distribution system as future demands for public water supply increase with increasing population and expanding development. The same applies not only to the· expansion of the sewer system and required treatment facilities, but to the expansion of other utilities as well. 84 �CHAPTER VIII COMMUNITY FACILITIES Introduction Community facilities may be defined as those structures and/or services ~n1ich provide public benefits that are not normally offered by the private sector. The number and especially the quality of such facilities often re- flect the character of airldegree of pride in the community. Furthermore, communiiies with high standard structures and facilities are generally more attractive to desirable industrial and commercial enterprises than similar communities-with less adequate facilities. Schools, parks, utilities, cemeteries, libraries, police, fire, and water and wastewater facilities, and township halls and other public buildings are examples of community facilities. Those facilities which are dis- cussed elsewhere in the plan, such as parks and water and wastewater facilities, have been deleted from this chaptero Structures Other than those buildings related to water and sewer functions, the only structure owned and operated by Ishpeming Township ia the t'ownship hall. Built in 1969, it is located on US-41 near the general population, size is adequate for present and future needs. The lot The brick and concrete build- ing is in good condition and is eqnipp~d with toilets, electricity and heat. Although originally designed as a fire hall, the building now provides rooms for meetings andoffices for Township business as well as housing for fire fighting equipment. The building cannot be truly classified as a com- munity building since, having originally been designed as a fire hall, it does not have room for community functions such as wedding receptions, youth programs, senior citizen programs, or related acti~ities. ture does not provide ready access to the handicapped. Also, the struc- The lack of space also results in relatively cramped working conditions for the Township employees. 86 �I I I I I I I I I I I I I I I I CHAPTER IX HOUSING Introduction Ishpeming Township ia experiencing a period of rapid grovth. The population is expected to increase by well over 1,000 people between 1970 and 1980. This growth has had an effect and will continue to exert an ef- fect on the housing situation in Ishpeming Township. 'l'his chapter identi- fies what types of homes have been built, when they were built, where they are located, and what housing problems have developed over the years. It also includes population and housing trends and an estimate of projected housing needs for 1980. An investigation of ·these elements will enable tha Township to formulate an overall plan that will effectively meet present and future housing needs. Existing Hou?in~ Characteristics Ishpeming Township contains about 5% 4% of the County's year-round rasidenceso of the County's land area and about The 1970 census of housing revealed that there were 803 housing units within Ishpeming Township. ded 671 year-round occupied units, The units inclu- 84 vacant units, 48 seasonal housing units and 2 mobile homes. A housing survey carried out by the Marquette County Planning Commission during April of 1977 revealed that there were 1109 housing units in Ishpeming Township, 1016 of which were year-rotmd occupied residences. Of the 1016 JS~r-round occupied residences, 796 were single family, 134 were mobile homes, 62 were in duplexes, 23 were in apartment buildings, and 1 was attached. year-round units were distributed around the Township as follows: The 54% in sub- divisions in Section 7 and 8, T47N-R27W; 13% in Sunnyside Estates mobile home park (this park contains 97% of the Township's mobile homes); 12% in North 7% in North Lake; 7% along County Road CL and Cooper Lake; and 4% along County Road 573. Ishpeming; Five vacant single family residences were located scattered around various parts of the Township. an estimate of Due to snowed-in roads at the tim~ of the aurvey, 83 seasonals, located on or neat the Dead River Basin, was . made from existing maps and aerial photographs. 88 �I I I I I I I I I I I I I some seasonal- dwellings. Of the 1,016 year-round occupied units located in the survey, 1 1014 were rated as sound and only 2 as substandard. were rated as substandard and only 3 of the 88 seasonal unite were rated as subs tandard. Condition of Housing Units I I I Sub-Standard Sound Year-Round Occupied Units Vacant Units Located Seasonal Units Located Source: Percent Number Number Percent 1,014 99.876 2 3 6o.o% 2 85 97.<Ylo 3 Marquette County Planning Commission Housing Study, 1977 As can be seen from the above figures, the condition of housing in Ishpeming Township is very good. This can be partially attributed to the r~lative nev age of the housing supply~ It can be estimated that over 50% of the housing in the Township has been built since 1950. Age of Housing Units Percenta Year Built 15% 18% 1.5% 32% Prior to 1921 1921 to 1940 1941 to 1950 1951 to 1960 1961 to 1972 I I I Only 2 of the 5 vacant units a 2,:d,% Percentages represent summary from 20 percent sampling of selected townships and cities. Source: County Equalization records. Les e than one percent or two of the Township's year-round occupied residences were rated as either deteriorating or dilapidated. 90 About 6~ �.. HOUSING · FIGURE 18. . HOUSING IS ~JP E fo/1If.JG TO~Vli.JSHIP I I I I I I I I I I I I I ...... i;},·::1 1 N LEGEND DENSITY CQNDJTJON Sound Hmm o-7 Housesl40ac. Deter/~rating C'J s-19 Houses/40ac. Delapidatsd 1llllll 20+-Houses/40ac. Miles l&:t:~·:il 0 I ffi·htl 2 3 Source: Marquette County HousinqStudy, _1977. �I I I I I I I I I I I I I Number ~/Persons Psr Room Percent Total Owner Percent Renter 1.0 or lesa 598 89.1 548 88.8 50 1.01 - 1.50 65 9.7 61 9.9 4 8 1.2 8 1.3 1.. 51 and up Source: Percent 1970 Census of HoUEing T'ne F.ate of otrner occupancy in the township is very high$ Of the total 671 year-round occupied units in 1970, 617 or 92°/4 were owner occupied and 54 or 8% were renter occupiedo The value of owner-occupied units and a break- down of monthly rental fees are supplied below. These figures are now dated and should be reviaed with the 1980 census. Value of OirmeT-0ccn-pied Uni ts 2 1970 Value Number of Units Less than $5,000 $5,000 - $9,999 $10,000 -$14,999 $15,000 -$19,999 Number of Units Value 64 41 $20,000-$21~,999 30 8.5 $25,000-$~,999 $35,000-$49,999 $50,000 or more 126 129 9 2 Monthly Contract of Renter - Occupied Units, 1970 Cash Rent Number of Units Cash Rent Number of Units Less than $40 10 $120 - $149 2 $40 - $59 8 16 4 $150 - $199 0 $200 - $299 $3()0 and up 0 3 No caeh rent 7 S6o - S79 $80 - S99 S100 - $119 Source: 1970 Census of Housing 94 0 �/I Construction Trends No accurate records were kept for the number of net1 housing uni ts built in the Township prior to 1974. siilca 1974. However, accuTate records have b~en kept In 1974, 40 building permits were issued for new housing, 33 in 1975, 55 in '1976, and 35 in 1977. A breakdown of these permits crui be found below. Upon completion thase new structures provided or ~ill provide Ishpem- ing Township with 40 new housing unit~ in 1974, 40 in 1975? 63 in 1976, and 34 in 1977. This averages out to 44 new units per year. Buildint; Permits Ia.sued 1/1/?l} - 12/31/7? · Single Units 1m. 1222. 122§_ 1977 35 30 45 34 0 2 Multiple Units (9 units) 1 (4 units) 1 (120 units) nursing home Mobile Homes I I I I I I I I I I Source: 5 1 9 0 Ishpeming Township Builaing Code Inap~ctor According to the IshpGming To~mship Building Inspector, th3 drop in building permits in 1977 can be attributed to the lack of available area for new bousingo However, land is currently in the process of being plat- ted for lots and the number of permits is expected to increase in 1978. A limited amount of building 9 approximately a dozen homes, has occurred on larger parcels of land. At the present time mobile homes must be placed in mobile home parks. Ishpeming Township is in the process of building a ·nursing home housing 122 beds, which is expected to be completed in 1978. A senior citizens apartment building is also in the initial stages of planning. Building Code Enforcement. On November 6, 19?4, the State of Michigan Construction Code, Act 230, 1972, went into effect, providing for statewide adoption and enforcement of some form of building code. elected to enforce the Michigan State Building Code. Ishpeming Township The Township employs one part time building inspector who is under the direction of the Township Supervisor. Marquette County enforces the National Electrical and the Michigan Plumbing Code. 96 �Computation of Houaing Needs Number of Year-Round Unita 1 1977 o••••••••• Number of Year-Round Units, 1980 est.••••• 1016 117.5 + 159 Source: New Units Expected 1977-1980 •••••••••••••• - 132 + 27 Re~lacement Needs ••o••••••~•••••~••••••••• 0 Net Needs 1980 •••••••••••••••••••••••••••• + 27 Marquette County Planning Commission Housing Study, 1977. 1~ese estimates and assumptions apply to the Ishpeming Township housing supply and establish a 1980 housing need. This need represents u..~its that will be necessary in addition to the normal activity that can ba expected. Issues and Prob1lerns - Housing units in the Township are relatively new. - The overall condition of the housing is very good. Mobile homes are only allowed in mobile home parks. one mobile home park in the Township. There is currently The unfilled demand for low cost housing is increasingly being met by the mobile home, whose numbers have increased considerably since 1970. I I I I I I - The low vacancy rate, which is under one half percent, allows prices to be higher than needed and choice to be very limitedo - There is a lack of variety in the existing housing supply. Single unit structures comprise 78% of the year-round housing supply. Multiple units comprise only 9% of the housing supply. The remaining 13% is comprised of mobile homes. The eXPansion of Empire and Tilden Mines and the growing preference of mining employees to live in rural areas will probably increase the demand for housing in the Townshipi �Economy GOAL I. PROMOTE THE GROWTH OF STABLE EMPLOYMENT IN ISHPEMING TOWNSHIP. Objectives 1. Encourage the expansion of existing industries while promoting the location of new small-scale industries in the Township. 2. Encourage well coordinated efforts by the Township government and private interests to stimulate greater diversification in the economic sector. 3. Relate econ~mic problems and problem remedies to other Township problems and targets. 4. Encourage commercial and industrial development on planned locations. 5. Develop and consolidate tourism's role in the economy of the Township by upgrading, expanding, and properly maintaining existing tourist facilities; by perser-~ing historic and scenic areas, wilderness areas, wildlife habitats, and open space areas; and by promoting Ishpeming Township as an area with year-round recreational opportunitias. 6. Restructure and expand the forestry industry through bet-ter forest land management, harvesting, utilization, and marketing. 7. Promote agriculture bypreserving lands with agricultural potentials and by encouraging agricultural management. Land Use GOALS I. I I I I I II. III. IV. v. PROVIDE A WIDE VARIETY OF LIVING AREAS RANGING FROM LOW DENSITY RURAL TO HIGH DENSITY URBAN DEVELOPMENT. DESIGN NEW DEVELOPMENT AREAS CONSISTENT WITH EXISTING NATURAL RESOURCES AND ENERGY RESOURCES. ENCOURAGE AND PLAN FOR RECREATIONAL OR LOW DENSITY HOUSING IN AREAS THAT WILL Nar INCREASE SOCIAL OR ENVIRONMENTAL COSTS. PRESERVE AGRICULTURE AS A VIABLE, PERMANENT LAND USE. PROMOTE AND MAINTAIN AN OPEN SPACE LAND USE SYSTEM. �Transnortation GOAL I. IMPROVE ALL MODES AND ARTERIES OF TRANSPORTATION IN A BALANCED RELATIONSHIP TO EACH OTHER AND AS INTEGRAL PARTS OF A LOCAL, REGIONAL, II. .A}m STATEWIDE TRANSPORTATION SYSTEM. COORDINATE THE DEVELOPMENT OF THE TRANSPORTATION NETWORK WITH THE OVERALLL DEVELOPMENT OF THE TOWNSHIP'S Hln-1AN AND PHYSICAL RESOURCES. Objectives 1. Coordinate the transportation development of the To,..mship with those of the cities, County, and State .. 2. Coordinate the transportation related plans of private enterprises with the plans of public agencies. 3. Participate in County and State transportation planning. 4. Improve the convenience and safety of the transportation system to maximize the mobility of the Township•s people .. 5. Make recommendations for roa<.l improvements and seek Planning Com-- mission review of the County Road Commission's periodic construction programs within the Township .. 6. Encourage land use controls which will: (a) Minimize or discourage developments, including residential, commercial, and outdoor advertising, which interfere with the transportation function of arterial and principal collector roadso (b) Facilitate abandonment of roads which serve localities not suitable for development, permitting resources to be used where need is greater. r 102 �Objectives 1. Existing public water and waste1:1ater systems should be maintained and periodically rehabilitated and improved. 2. Existing public water and wastewater systems should be eArpanded to service new de~elopment immediately adjacent to present service areas. 3. Storm water should continue to be separated from sanitary waste and/or treated wherever feasible. 4. (a) Not be installed in location with limitations which could inhibit· adequate wastewater disposal. (b) Continue to be maintained on a regular basis. (c) Be rehabilitated or replaced to alleviate wastewater disposal problems that public regulatory agencies have determined to be dangerous to the public heal~h. 5. Federal, state, and local governments should fully cooperate in planning and financing municipal wastewater systems whenever feasible. 6. Public water and wastewater systems should be jointly developed in adjoining cities and townships where such joint use achieves economies of scale and permits improved quality controL ?o Wastewater collection s:ystems should be upgraded to minimize excessive infiltration/inflow of ground water and surface water .when necessary. Land use planning should be carried out through-out the Township to guide the orderly and efficient expansion and renewal of existing population centers; local land use controls, including zoning and subdivision ordinances, should be enacted, enforced, andnperiodically updated. Bo 9. 10. I Onsite wastewater disposal systems should: Public water and wastewater systems should not be developed to service areas outside the Township's existing population centers, except: (a) To service lake or river front development, and (b) To· correct conditions that public regulatory agencies have determined to be dangerous to the public health. Local wastewater rates should crontinue to: (a) Be set at levels sufficient to support the costs of maintenance and operations, debt service, and the building of a r·eserve fund; (b) Be reviewed annually; and (c) Wherever feasible, refect cost apportionments among users according to the amount of water they consume. �Housing GOALS I. ENCOURAGE THE DEVELOPMENT OF A HOUSING SUPPLY WHICH PROVIDES EACH FAMILY OR INDIVIDUAL WITH THE OPPORTUNITY TO RESIDE IN DECENT, SAFE, AND SANITARY HOUSING. II. DEVELOP LOCAL LA.l'\fD USE PLANS WHICH GUIDE HIGH DENSITY POPULATION AND HOUSING GROWTH INTO AREAS WITH EXISTING OR PLANNED FACILITIES AND SERVICES. III. ENCOURAGE THE DEVELOPMENT OF A HOUSING SUPPLY WHICH PROVIDES EACH FAMILY WITH A CHOICE REGARDING HOUSING 'rYPES' DENSITY' Al'm COST. IV. ENCOURAGE THE DEVELOPMENT AND REDEVELOPMENT OF HOUSING IN A MANNER WHICH STRENGTHENS THE ECONOMIC AND SOCIAL WELL BEING OF EXISTING COMMUNITIES • V. DEVELOP NEW HOUSING IN AREAS WHICH ALLOW FOR THE EFFICIENT USE OF AND PRESERVATION OF NATURAL RESOURCES. Objectives 1. Recognize housing ac.1 a public, as well as a private, responsibility .. 2. Encourage the development of a wide variety of housing types, including single family homes, mobile homes, duplexes, town houses, and apartments. 3. Encourage mobile home development only in planned mobile home parks. 4. Encourage the development of housing designed to meet the special needs of particular segments of society, such as the elderly, lowincome, and middle income groups. 5. Seek greater support in the form of financial assistance from the State Housing Authority, HUD, and Farmer's Home Administration. 6. Encourage the development of programs designed to rehabilitate old and obsolete, but structurally sound, dwellings. 7. Encourage Planned Unit Developments and cluster development as a means of obtaining larger open space acres.<>within residential areas. 8. Promote quality residential site planning which preserves natural resources and critical areas such as wetlands, lakeshores, steep slopes, and woodlands. 9. Promote soil conservation practices which minimize soil erosion during residential construction. 10. Recognize and encourage quality site planning in order to conserve· transportation and heating energy. 106 �CHAPTER XI IMPLEMEN'l'ATION Implementation The implementation section of the Ishpeming Township Comprehensive Plan outlines ways and means of carrying out the recommendations made in this report, and establishes guidelineG fer administering a planning programo A number of legal and administrative methods are available for im- plementation of the plan. Every effort should be made by Township offi- c 5.als and residents to follow a program of this nature. Legal Implementation Zoning_Or~inance/Subdivision Re1;Ulation. An important method of im- plementing the land use recommendations made within the Plan is through zoning. A zoning ordinance regulates the use of private land, population densities, land coverage, and heights of structureso The ordinance should consist of a map showing the various land use districts, and include . a written document governing standt=J.rds and administrative procedures. It is recommended that the Township Planning Comrnissioni which is also the ZoningBoard, take a strong stand on enforcing the zoning ordinance. The addition of a Planned Unit Development section in the ordinance and subdivision control regulations should be considered in the future. Building and Housing Codes. Building and housing codes establish stan- dards for building construction and for dwelling units. Building Codes con- tain regulations concerning new construction and major repairs or alterations to existing structures. The State Construction Code provides for ac- ceptable structure standards and construction practices. concerned with residential units. sanitary living conditions. Housing codes are They are designed tu insure safe, sound, The housing code primarily addresses itself to the questions of overcrowding. It is recommended that the Ishpeming Township Planning Commission take a more active role in the process of enforcing and supervising building codes in Ishpeming Township .. 108 � 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 Ishpeming-Twp_Comprehensive-Plan_1978 Creator An entity primarily responsible for making the resource Marquette County Planning Commission, Marquette County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1978-09 Title A name given to the resource Comprehensive Plan Description An account of the resource The Comprehensive Plan for Ishpeming Township was prepared by the Marquette County Planning Commission in September 1978. Subject The topic of the resource Comprehensive plan publications Ishpeming 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/335248d595c5fa7b01c26b7cf4143b0f.pdf c514b85eb26654d26adc8acc831e3da3 PDF Text Text MASTER PLAN REVISION FOR THE CITY OF ISHPEMING May 23, 1996 Prepared by: Revised : October 23, 1996 Revised: February 5, 2003 Ishpeming Planning Commission �• • • • • • TABLE OF CONTENTS Statement of Adoption 1 Introduction 2 Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Revenue Sources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Public Facilities and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Economic Development 13 Cultural Development 17 Public Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 �, , , 'I I I ' II' II ' ' "II STATEMENT OF ADOPTION The Ishpeming Planning Commission has prepared and adopted the Master Plan for the City of Ishpeming. A public hearing was held on December 2, and the Master Plan was adopted on December 2, 2002. The Master Plan revision was members: Ayes: Five (5). Nays: adopted by a None (0). majority vote Absent : of the following Four (4) The Ishpeming Planning Commission on December 2, 2002, requested the Master Plan Revision be submitted to the Ishpeming City Council for endorsement. On February 5, 2003, the City Council adopted the revised Master Plan prepared by the Planning Commission. Ishpeming Planning Commission Paul Bluekamp, Chairman Kenneth Olson Raymond Roberts David Eah Seth Johnson Rosemarie Strom Michael Zamesnik Ray Doney Gary Nelson Ishpeming City Council Gary Nelson, Mayor Angelo Bosio Kurt Kipling Pat Bureau Ev elyn Valente-Heikkila I ' 2002, 1 �f INTRODUCTION This Master Plan revision is being done to replace that plan last revised in 1996. The Planning Commission, on September 30, 2002, voted to require the updating of the Master Plan every five years starting in 2005. There continues to be some significant changes in lands available for development, which calls for a new look at potentia l expansion of the City of Ishpeming on a regular basis. This Master Plan was requested and prepared by the members of the Planning Commission, with help from some citizens at large. The following document is a brief description of the present status of the City and suggestions as to what might be done in the next five years to enhance life in the City of Ishpeming . 2 �LAND USE The City of Ishpeming is comprised of 9.25 square miles of land. After 1986, large parcels of land, owned by mining interests, were sold, mostly in large parcels and mostly to developers. This has provided sizable tracts available for commercial and residential development. Much of this property lies north of U. S. 41 and extends from Cooper Lake Road east to the Ishpeming Cemetery. Country Village with its large grocery store, developments ' have It has seen considerable development, including the numerous new businesses, a major retail chain store, and a residential development in the northwest corner. revitalized the a These area and provide much needed new tax revenue. This area contains considerable land yet available for further development , put is largely tied up by a few developers. There development. is land available in the southeast of the City for commercial There are also a few lots yet available in the Industrial Park north of Greenwood Street and west of Lakeshore Drive. - part There are scattered lots available throughout the City, available for both residential and commercial use. Recreational baseball diamonds, lands six are tennis several playground areas, presently courts, adequate. numerous a swimming beach, There horseshoe are and eight regulation basketball courts, and a large winter sports area . Also, additional lands have been acquired north and east of the Al Quaal Recreation Area. Planning for the future should include the following: 1. Continue, by use of T.I.F. funds or grants, to assist in the development of the lands north of U. S. 41 from Second Street west to Cooper Lake Road. 2. Keep an up-to-date inventory of all City owned and leased lands, way, and easements. rights-of- The City should continue to secure ownership of essential properties presently being leased for rights-of-way or easements. 3 Develop the land east of the Al Quaal Recreation Area for a trailer park and 3 �other recreational use. At the time of printing, it was revealed that a major franchised trailer park is being planned north of U. J , Ishpeming. S. 41 in the City of This would preclude the need for a City-owned trailer park. It is contemplated that this park will bring in considerable added tourist business. In reference to Item 2 above, a new opportunity has presented itself. In the ' 'I Heights development and extends south all the way to M-28. Some of this area has I never area late 1990's, the mining companies began to offer for sale mining lands within which mining has taken place. This has opened up considerable land for development. Included in this property is Section 1, T47-R27, more commonly known as the Mather A Mine. This area includes the former golf club land immediately east of the Wabash been undermined and would provide development. 4 an outstanding for residential �J f J J TRANSPORTATION Public transportation is necessary for the surv i v al and expansion of any city . Public transportation structural. train. can be divided into t wo this appears to be adequate for the present. I - I I probably due to the high rate of subsidy to The City should do all it can to facilitate the bus service by This highly subsidized service is tenuous, and its loss would be highly detrimental to the quality of life for many citizens of this City . Structural transportation sidewalks, etc. The Commission should be streets, sidewalks, City includes Council, regularly City working roads, together and (3) streets, Manager, and alleys are maintained, provided where needed for expansion, (2) City to alleys, railroads, Engineer, and Planning that the existing see (1) that new streets and roads are these facilities are well planned and properly constructed . I I and Other types of passenger 3ervice do providing bus stop areas and possibly e v en shelters. the bus service . and bus, or Presently, only bus service is available for passenger transportation, r J. v ehicular Vehicular would include provided transportation such as taxi, not seem able to survive financially, J categories : Street maintenance should continue to be reviewed annually. of sidewalks, curbs, However, and alleys should also be reviewed at the same time . repair In the past, these repairs hav e been considered on an emergency basis, and as a result, the condition of some of these facilities has deteriorated badly. Also worthy of consideration for construction and maintenance are bicy cle paths, snowmobile trails, hiking paths, green belts, and street lighting. The following major projects are identified as priorit y projects for inclusion into the City's Transportation Plan. need in order to improve the This list is arranged according to priority of transportation system within develop vacant land, and to promote economic dev elopment. 5 the City , to further �J J J J J 1. roads in front of the Miracle Center to greatly reduce the surface area to be plowed and maintained. 2. I I I I I Obtain land, right-of-way, or easement on the former Mather A property and plan a road extending from Malton Road and extending east and south to connect with an east extension of Hematite Drive. 3. I I I Implement the plan submitted by the Planning Commission which redesigns the Establish a service road requirement adjacent to U. S. Highway 41 to eliminate excess driveway openings and avoid traffic congestion. This should extend east from the Pamida parking lot. 4. Provide a snowmobile trail connection from the east-west town trail to the Country Inn. 5. Extend Hematite Drive east to Seventh Street. 6. Extend South First Street south to Bluff Street. 7. Purchase and pave the Erickson Oil Company lot. 8. Extend Old Farm Road north to County Road 573. 9. Develop a road to connect Cooper Lake Road with Old Farm Road. 10. Place directional signs along Third Street direct traffic to the downtown area. and Lakeshore Drive to better Signs indicating the number of blocks to the business district should be placed at the U. s. 41 entrance to the above streets. Also, similar signage should be placed on Business Route M-28. I -I I ~ 6 �r r r r r r r I I I ( I I I I I I REVENUE SOURCES To finance capital improvements and the every day operations of the City, it is necessary to pursue all potential sources of funding. These sources can be divided into the following categories: Grants: Grants are usually sought for the purpose of financing a particular capital improvement project. The responsibility for grants falls upon the City Manager. seeking out and applying for these He is to apprise himself of all appropriate available grants and make proper application for those which we can use. It would also be appropriate for department heads to seek out possible grants and apply for them under the direction of the City Manager. Millage: needed. Millage rates are reviewed every year by the City Council and adjusted as This is a regular procedure and need not be addressed further. Regular Service Charges: These include water, sewer, and burials . The City Council should review the water and sewer rates every year to see that these revenues meet the needs of these departments. The Cemetery Board should do likewise for the same reason. These are fees charged for special services which are not used by the User Fees: majority of citizens; i.e . , water shut-off, league baseball diamonds, Al Quaal pavilion, skiing, etc. It is the philosophy of the Planning Commission that, rather than raise taxes, it is more equitable to charge fees to those who enjoy special benefits provided by the City. This category provides considerable potential for added revenue. Each department of the City should regularly review its fee schedule and special services to determine whether fees are adequate in amount and coverage. The Planning Commission feels that there are many services provided on a limited basis at no cost which should be identified and included in the user fee schedule . 7 �r r r r r Some examples of additional user fees are zoning permits, specially requested printed material, City parking lots, Public Works services, playgrounds, and parks. Payment Enhancement: for all payments due the City. (1) Regular Payments. (2) Special Charges. within 48 hours, r r r This category covers attempts to decrease the collection time This would fall into three types: These would include user fees, etc. The billing 3hould be and the time allotted for payment should be brought in line with present industry standards. (3) Late Payments. payments. the City This would include taxes as well as regular and special Every effort should be made to collect all delinquent payments to as rapidly as possible. Discontinuance of service and legal proceedings should be used without delay, when necessary. r r I Code of Payment: A Code of Payment should be adopted by the City which would define exactly what is covered by any fees and when and how these fees are to be paid. This would contain the entire fee schedule which would be updated annually. established, no exceptions to these rules would be allowed. Any Once complaints resulting from the enforcement of these rules would be brought to the City Manager I I I for consideration. In the event the complainant is not satisfied with the result, their recourse would be small claims court. allowed to be brought before the City Council. In the past this has taken up considerable time at Council meetings and resulted in widely varying and inequitable results. I I I I I At no time would these complaints be 8 �r r r r r PUBLIC FACILITIES AND SERVICES Public facilities include all those that the City and other local governments, as well as State and Federal agencies, The range of services includes administration, education, recreation, health, libraries, and emergency services. At present, there is one State building in the City of Ishpeming, occupied by the Michigan State License Bureau. of r provide. the City. The only Federal building is the Post Office, located in the City. treatment plants, Ambulance, It is located on U. S. 41 near the western edge City buildings include City Hall, playground complex, and the and Public Works Departments. a Teal Lake lodge, tows, a swimming beach, Library, complex housing The Cemetery has serve as office, storage, garage and chapel. which is centrally water and sewage the Police, Fire, three buildings that The Al Quaal area has an upper lodge, a new bathroom facility, two operating ski and several buildings which serve as storage and service buildings for ski hill servicing. Also included as a governmental service is the Senior Citizens Center, building owned by the City but under the control of the Commission on Aging. services to seniors are funded largely by the State of a These Michigan and Marquette County, with some additional funds from the City and two townships. The 191 0 Library is old and in need of repairs. It also lacks parking space, is not barrier free, and is inadequate in size. The formation of a district library conjunction with surrounding communities. should be considered by the City in This would provide expanded facilities and spread the cost more evenly among those who use it. Health facilities are adequately met by the F. A . Bell Memorial Hospital and associated doctors I office complex, as well as a local clinic and several other doctors' offices. At present, I the City is adequately serviced by electric power, 9 natural gas, �telephone and TV cable. The sewage collection and treatment system is quite new and should serve the City for many years to come. The new water wells and treatment plant should also provide an adequate water supply for many years in the future. The City Hall is very old but has recently been refurbished. The first floor is now barrier free, and this facility should serve the community very well for many years. At this time, the upper floor is being redone and will be made bar~ier free also. City Council meetings are being conducted in the Senior Citizens Center building until this work is completed . The space. Fire/Police/Public Works complex suffers from old age and inadequate Plans should be made for the construction of a new Fire/Police and Ambulance complex. This would free up some additional space for the Public Works until such time as a new facility for them is possible. The City Cemetery is adequate, 20 years . A new vehicle storage in terms of burial space , for the next ten to building was recently constructed, which has resulted in a neater appearance and will contribute to longer vehicle life. Garbage collection has been privatized and is no longer a City. function of the The City is a member of the Marquette County Landfill and should have no problems with disposal for many years. The City has instituted a recycling program accepting constructed on the site to allow the operation to be carried out under cover. Also magazines , and cardboard. accepted at the site are yard rakings and brush, and made available to the public. 10 building milk been newspapers, new plastic has containers, A cans, which are processed into compost �HOUSING The housing situation progress is being made . in Ishpeming continues to be a problem, although With the high percentage of very narrow lots and the trend towards multiple car families, parking continues to be a problem . Some relief has been gained due to the fact that some 35 dilapidated buildings have been torn down in the inner City area . the use of parking . Many of these resulting empty lots have been conve::ted for During this same time, only 15 new houses have been built in the City of Ishpeming, resulting in a net loss of about 20 buildings. There has been a population decrease from about 7,200 people in 1990 to 6,686 It is generally in 2000, probably a result of removal of some of the slum rentals. accepted that the plethora of cheap low-quality rentals are drawing a lower class of people into the City and moderately priced Commission is rentals constantly are discouraging suitable attempting for to the the construction of retired upgrade the new, The community. rental attractive, Planning standards so that entrepreneurs will be able to construct new housing and still be able to compete with the present rental rates . There are some available lots scattered around generally small and not attractive to new home builders. attractive lots available, the City, but these T4ere are larger, are more but they are very expensive and have very restrictive covenants and, therefore, are not selling very well. If we are to attract new building to the City of Ishpeming, following: (1) we must do the develop a major right-of-way through the Mather A Mine property to encourage someone to develop the area and provide adequately sized, affordable lots; (2) continue to upgrade and enforce the housing and rental codes; (3) try to locate one or more inner City blocks which could be economically cleared to provide an area to construct one or more attractive, moderately priced apartment houses; and (4) assist anyone who is willing to construct new housing developments in any part of 11 �I I the City. Considerable work was done in the last several years to update building codes I I and City ordinances and to provide new ordinances where needed. Council failed to adopt these recommendations, However, the City and the problems remain. Perhaps some slightly less stringent codes should be presented for approval. I I I I I I I I I I I I I I 12 �I I ECONOMIC DEVELOPMENT This I I I section has been developed development in the City of Ishpeming. in recognition of the need for economic The economy in the City, and Marquette County in general, was quite good during the last part of the 1990's. However, definite downturn during 2001 when the Empire Mine was closed down. it took a The principal employer in the City of Ishpeming and surrounding townships of western Marquette County is the Cleveland Cliffs Iron Company. At present, Cleveland Cliffs manages The economic health of these mines has a and operates two open pit iron ore mines. tremendous impact on the economy of the area. There has been a general reduction in the work force over the last few years as the company struggles to streamline its operations. Although the Empire Mine reopened in 2002, the negative economic impact was considerable . The mining company is continually working to maintain its position in the iron ore market. However, any appreciable improvement is unlikely in the near future. Everyone will have to contribute as much as possible to help keep this healthy. industry An example of this was the cooperative efforts by the mining company, its employees, and the general public to get the Federal government to place tariffs on illegally imported cheap steel products. It is estimated that one of the iron ore mines may exhaust its reserves in 20 years . The City of Ishpeming must be ready to meet that possibility by attracting other income producing elements. To do this, industrial sites, and decent home sites. we must provide the infrastructure, We need to have a City that looks good and provides good reliable services. The purchasing and removal of decrepit during the last few years should be continued. buildings that has been conducted The development of attractive, much needed parking lots has contributed greatly to the attractiveness of the downtown area. I The need for additional parking lots may be waning, but a new direction can 13 �be taken. The removal of scattered decrepit houses is a step in the right direction for enhancing neighborhood aesthetics, but the empty lots leave somewhat of a "gap" like missing teeth. Where these empty lots have been purchased by adjacent home owners and assimilated into the general decor of the neighborhood, great. the effect is But, where the lot is left vacant, it is not so good. What is needed in the inner city area is a completely cleared block where low rent apartments can be constructed with adequate parking and attractive landscaping. The Planning Commission is proposing that an attempt be made to find a block in the inner city area which has the most decrepit houses or which could be the most economically cleared for development. A plan would be developed to acquire all the property in the block and remove all structures, providing an attractive site for an interested builders. With the imminent closing of the Suicide Hill area, training facilities have been moved to the Al Quaal Area. have been built, the Olympic winter New cross country trails While this is definitely an along with a biathlon rifle range. attraction for the area, its economic impact is not expected to be great. The City of Ishpeming must begin to prepare to exist with less dependency on iron ore mining. Our other strong points seem to be tourism, wood products, recreation, and services. Tourism : Hall of Fame attraction is At present, and the the greatest tourist attractions are the National Ski Marqtran presently being Tilden Mine developed bus using tours. the An Cliffs additional Shaft Mine tourist surface facilities to develop a theme park and mining museum. It is also possible that if a new ski jumping complex is constructed in the City, it may draw tourists just for its aesthetic value . Wood Products. At this time, we have one timber yard in the City. While it has been expanding, it is not very labor intensive and does not provide many jobs in 14 �itself . The Flooring Mill has been a great asset to the City, but it has not significantly expanded and probably does not employ as may persons as it has in some past years. employment It is not likely that this facility will provide any hope for added in future years . It is highly unlikely that a major wood products producer would locate in the City due to the large scale at which these industries operate. require Our best hope is to try to attract small wood product producers who do not large spaces, large volumes of water, or make any appreciable negative ecologic impact on the area. At Recreation. present, the only recreation income to the City is snowmobiling. For this trail and access to both the downtown that reason, outlying brings any significant it is very important that businesses be developed and It would be particularly beneficial to establish a trail from the five- maintained. way intersection north along Lakeshore Drive to U. S. Highway 41 at a point where a safe crossing to the north side can be made. The plans to develop an all-season ski jumping complex in the City now appear If built, to be unrealistic. this facility would bring in added revenue for the Whether this facility could pay ·its own way is a big question. local businesses. It would need help from the Olympic Committee. Unfortunately, this facility would bring in no direct tax revenue or provide any significant amount of jobs. Services. infrastructure, schools, and Probably the best category for future expansion. By providing good attractive commercial buildings and building sites, other needed facilities, perhaps government or good housing , private service industries could be enticed to locate in this area. If these improvements are to be implemented, these efforts will require the cooperation of such participants as the City Council, City administration, Planning Commission, Downtown Development Authority , private developers. City residents, business owners, and An administrative framework is needed for successful economic 15 �I I I I I development in the City of Ishpeming. This will provide the necessary organization and direction of economic development efforts. Business. The Downtown Development Authority should be encouraged to offer incentives to present business owners to improve their place of business . The DDA could offer financial assistance or other means which would improve the business climate for existing businesses or new businesses contemplating locating in the City of Ishpeming. I I I I I I I I ~ - - ' A definition confusion and of responsibilities duplication of and/or efforts by roles the will be principal necessary to avoid participants. By accomplishing this, a structured organization can be created consisting of the City Council, City Administration, Planning Commission, Downtown Development Authority, and inclusion of the Chamber of Commerce into the planning process. and implementation responsibilities for economic development into the economic development action plan. economic development Economic Development Corporation and CUPPAD, member. In addition, can be incorporated The economic development action plan should outline the strategy to be followed by the City. would be utilization of Thus, planning services A part of that strategy from the Marquette County of which the City is a participating the action plan should not duplicate efforts of the County's EDC, but stress cooperation and enhancement of, in order to bring new development to Ishpeming. To planning complete and this project economic ideas development should be action plan, incorporated improvement program and ten year planning projections. into an outline of specific the five year capital Those planning and projects ideas that enhance and create old and new job markets in the City should have high priority in the capital improvement program. 16 �CULTURAL DEVELOPMENT The history of Ishpeming coincides with the history of mining on the Marquette range. -I The first mining venture in Ishpeming was in the 1850's. was being mined by the Cleveland Cliffs Iron Company. Ishpeming began to develop in the early 1860' s. 1869. The population of Ishpeming in 1868-69 By 1854, iron ore Commercial development in Ishpeming became incorporated in was estimated at 800 persons. However, the census of 1870 showed 6,103 persons residing in Ishpeming. The l870's were the urban development years for Ishpeming. was granted in 1873. A fire company was organized in 1870. also built during this time period. early l880's, there were The first school was The first newspaper appeared in 1874. there were two trains running daily to Chicago. six mines The City Charter in operation. By early 1900's, By the During the l880's, there were 13,255 persons living in Ishpeming, eight mines,, 15 churches, an opera house, and two newspapers. By the Irish, beginning of Cornish, I I I descent. I culturally, the Swedish, twentieth century, French, German, the residents Norwegian, Danish, of Ishpeming were Italian, of and Finnish Their cultural and social backgrounds were all tied together by a common interest, mining. The City of Ishpeming is rich in history. its residents, The many cultural backgrounds of the physical environment of the area, and influences of the mining industry have shaped the social economic framework of Ishpeming today. the City of Ishpeming is typical of Socially and the American small city with a single principal employer for the majority of its residents. I I Until recently, the City had only one facility relating to the history and the This is the National Ski Hall of Fame and cultural backgrounds of its residents. the promotion of Nordic skiing. There Ishpeming history and cultural background. is presently a relating to This is the development of the Cliffs Shaft Mine into a theme park with a mining museum. 17 new project �The Master Plan has identified tourism and recreation as potential economic markets for the City of Ishpeming. Enhancement of the history and cultural background of Ishpeming would be a key part of these economic markets. Therefore, part of the goal of this Master Plan is to continue to develop the history and cultural background of Ishpeming as part of the tourism and recreation economic markets. A special Planning Commission subcommittee of residents and City officials should be created to identify those marketable aspects of Ishpeming' s history and cultural background. The committee should develop recommendations on how to develop and market as well. It is unlikely that the City will ever return to the population density of the early l900's. However, through historical and cultural development, realize at least three benefits. through tourism and recreation. the City can The first being an increase in economic growth The second being an enhancement and strengthening of the quality of life in Ishpeming. The third being a stabilization of the City's population. The following objectives to achieve the goal of cultural development are: 1. Planning efforts should be undertaken to develop programs that will encourage (a) area churches historic homes, and to retain architectural designs, (b) preservation of (c) development of an historical society to identify the unique aspects of Ishpeming's historical and cultural background. 2. The creation of a museum featuring City artifacts, famous people, and historical events . 3. The development of the Cliffs Shaft mine's complex as an historical park and museum . The park will feature the engine house, shaft, and repair shop. 18 �PUBLIC SCHOOLS Presently ' 'II '~ the school system in Ishpeming is comprised of K-12 grades. Facilities consist of the following: School Location Grades Birchview School North Side K - 4 Phelps School Central 5 Central School Division Street 1 - 4 High School Di vision Street 9 - 8 - 12 There are presently two classes of each grade at Birchview, and one additional kindergarten class meeting at Phelps. classes at Birchview. There are two first, With the declining enrollment second, and third grade (-200 in five years), it is felt that our present facilities are adequate. The Ishpeming Schools receive excellent ratings from the State of Michigan and provide a very high grade of education for its citizens. I I I I I I I 19 � 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 Ishpeming_Master-Plan-Revision_2003 Creator An entity primarily responsible for making the resource Ishpeming Planning Commission, City of Ishpeming, Marquette County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2003-02-05 Title A name given to the resource Master Plan Revision for the City of Ishpeming Description An account of the resource The Master Plan Revision for the City of Ishpeming was prepared by the Ishpeming Planning Commission on February 5, 2003 and revised the May 23, 1996 Master Plan. Subject The topic of the resource Master plan reports Ishpeming (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/f7e3e5a3072f85c5a4ad0434c0c116b7.pdf af1fc90d68f8e5a3ee08265605ac6911 PDF Text Text [ I I ISABELLA COUNTY @@~~~[g[M][g~@□\Y/[g ~lb&~ ~--1986----- �FR~M THE LIBRARY OF Planning & Zoning Center, I nc. ISABELLA COUNTY COMPREHENSIVE PLAN I • INTRODUCTION II. PHYSICAL FEATURES Prepared by: EAST CENTRAL MICHIGAN PLANNING & DEVELOPMENT REGION in conjunction with ISABELLA COUNTY PLANNING COMMISSION and the ISABELLA COUNTY DEPARTMENT OF RESOURCE MANAGEMENT �• • II II I S ABE L LA C O U NT Y BOARD OF C O MMI S S I O N E R S October 1986 Steve Rudoni, Chairperson Thomas Gross Max Berry James McBryde Richard Curtiss Gladys Mitchel 1 Robert Decker I S ABE L L A C O U NT Y P L A N N I NG C O MMI S S I O N October 1986 George Bowlby (past member) Delbert Ringquist (past member) Bernard Flint Norman Rowan Wayne Husted, Chairperson William Ruddell (past member) Evelyn Kent (Chairperson, 1985) Richard Sherbarth Marnie Leitch Pamela Webb-Driscoll (past member) Katharine Lindfors Larry Wentworth (past me~ber) Bruce Pape Howard Quackenbush, Secretary �I S ABE L LA C O U NT Y D E P A R T M E N T O F R E S O U R C E MA N A G E M E N T Bruce Rohrer, Director Caroline Ramsey, Recording Secretary Dan Jones, Planning Assistant (Former) E AS T C E N T R A L MI C H I G A N P L A N N I N G D E V E L O P M E NT R E G I O N Douglas Bell, Chief Planner Shelly Rajewski, Program Planner Karen Johnson, Secretary Donald Platt, Executive Director ■ ■ ■ I AND �TABLE OF CONTENTS C Page Section I. INTRODUCTION A. B. c. • • I I. PHYSICAL FEATURES A. B. C. D. E. F. I I I. E. F. G. H. I. J. • • • Airports Libraries Health Services County Facilities Parks and Recreation Public Water Supplies Public Sewer Facilities Fire Protection Police Agencies Public Education Facilities 2 3 5 8 8 12 17 20 20 25 28 29 34 39 39 43 47 49 50 50 53 54 55 58 60 60 62 62 PLAN DEVELOPMENT 65 A. 66 66 67 B. C. VI. Topography and Surface Features Soils Climate Surface Water Resources Groundwater Resources Agricultural Lands COMMUNITY FACILITIES A. B. C. D. V. Land Use Population Housing Characteristics Transportation Cultural Constraints Local Economy ENVIRONMENTAL FEATURES A. B. C. D. E. F. IV. Purpose and Enabling Legislation Administrative Structure History of Isabella County 1 Introduction Methodology Community Input COUNTY DEVELOPMENT GOALS AND OBJECTIVES 72 �TABLE OF CONTENTS ■ Section VII. • I VIII. ~ • • • • • • ~ ~ • • • • Page AGRICULTURAL COMPONENT 79 A. B. C. D. 80 80 91 92 THE LAND USE PLAN A. B. C. D. E. F. G. H. J. IX. X. Introduction Agriculture in Isabella County Methodology Important Farmlands I dent i fi cation General Concepts Agricultural Lands Inland Lake Districts Primary Trade Center Secondary Trade Centers Rural Trade Centers Community Facilities Parks and Recreation Areas Other Considerations 97 98 100 101 101 102 102 103 104 106 IMPLEMENTATION 108 A. B. C. D. E. F. G. H. 109 110 111 116 116 119 120 122 General Considerations The Need for Cooperative Planning Farmland Issues The Chipµewa River Corridor Inland Lake Issues Local Planning and Zoning Revision of the County Zoning Ordinance Short-Term Implementation and Continued Planning APPEND ICES A. B. C. D. Bibliography Plan Review and Adoption Documentation Community Participation Supplementary Social and Economic Data �LIST OF TABLES Page Table • I •• ~ I I I I I-1 General Land Cover/Use 10 I I-2 Historical Population Data 14 I 1-3 Population Projections 15 II-4 Social Characteristics 16 Il-5 Increase in Housing Units 19 11-6 Local Historic and Cultural Sites 24 11-7 Isabella County Employment Categories 26 11-8 Major Isabella County Employers 27 IV-1 Public and Quasi-Public Water Supplies 59 I V-2 Public School Enrollments 64 VI I-1 County Agricultural Statistics 89 VII-2 County Crops Harvested 90 �I I I I ~ I I I I I I LIST OF FIGURES Page Figure I-1 Administrative Structure 4 I I-1 General Land Use 11 II-2 Historic and Cultu ra 1 Sites · 24 I I I-1 Topography and Surface Features 33 I I I-2 General Soil Map 37 I I I-3 Soil Erodibility 38 III-4 Drainage Basins 42 I II-5 Groundwater in Bed rock 45 I I 1-6 Groundwater in Gl ac i a1 Deposits 46 IV-1 Regional Airports 52 IV-2 County Parks 57 I V-3 Fire Protection Districts 61 IV-4 School Districts VII-1 Number of Farms 65 83 VI I-2 Average Farm Size 84 VII-3 Average Farm Value 85 VI I-4 Average Value Per Acre 86 VI I-5 Total Farmland Acreage 87 VII-6 Total Cropland Acreage 88 VII-7 Prime Farmland Soils 94 vu.:.8 Act 116 Farmlands 95 VI 1-9 Isabella County Farmlands 96 VII I-1 Future Land Use Map 107 �I. INTRODUCTION I • A. Purpose and Enabling legislation The purpose of this planning study of Isabella County is to prepare a Master Plan that will meet the following objectives: I I I I I I I I I I I I I I 1. Prepare a plan that is consistent with the County Planning Act, Act 282 of 1945, as amended. Among other duties, the Act states that a County Planning Commission s ha 11 : a. Make studies, investigations, and surveys relative to the economic, social and physical developments of the county; b. Formulate plans and make recommendations for the most effective economic, social, and physical development of the county; c. Cooperate with all departments of the state and federal governments and other public agencies concerned with programs directed toward the economic, social, and physical development of the county, and seek the maximum coordination of the county programs of these agencies; d. Consult with representatives of adjacent counties in respect to their planning so that conflicts in over-all county plans may be avoided. 2. Prepare a plan that is technically sound and that focuses on current issues. 3. Provide a means for the municipalities within the county to participate in the planning process. 4. Provide a means for county residents to participate in the plan development process. 5. Provide information and a broad framework for the county's decision-makers to assist them in routine matters. This will identify both the limitations and the opportunities facing the county. 6. Search for innovative, creative, and sound ways to improve the environment of Isabella County in a manner that is consistent with community goals. 2 �B. Administrative Structure The basic administrative structure for Isabella County planning and zoning functions is depicted in Figure I-1. As shown, the appointed nine-member Planning Commission acts as an advisory body to the Board of Commissioners. There is also an appointed five-member Zoning Board of Appeals as specified in the County Rural Zoning Enahling Act (Act 183 of 1943). Professional staff is maintained in the Department of Resource Management, which includes the County Engineer and engineering technicians, and a Planning Assistant. Personnel responsible for zoning administration and code enforcement are located in a separate department. Staff includes the Building and Zoning Official, and Plumbing, Electrical, and Mechanical Inspectors. 3 �------------- •• BASIC ADMINISTRATIVE STRUCTURE COUNTY PLANNING & ZONING FUNCTIONS FIGURE I-1 VOTING PUBLIC . . . BOARD OF COMMISSIONERS 7 Elected Members COUNTY ADMINISTRATOR Appointed ' .... I DEPARTMENT OF RESOURCE MANAGEMENT OCle Enforcement ....... STAFF Engineering Staff PLANNING COMMISSION 9 Members Appointed Planning Assistant ZONING BOARD OF APPEALS 5 Membeis Appointed ....... ..... .. . . . ..... .. . . . ..... ....... . . . . . . .. Administrative Interaction . . . . . . . . Advisory Interaction --- �I C. History of Isabella County Isabella County is located in the center of the lower peninsula of Michiyan. This area contained, at one time, one of the most magnificent pine and hardwood forests in all of the Great Lakes region. It served as part of the winter hunting grounds for the Chippewa Indians who lived in and around what is now the State of Michigan. The Chippewa Indians may have lived and travelled in this region for as many as 10,000 years before the appearance of white explorers and settlers. Father Henry Novel, successor to Father Marquette, spent a winter in this area in 1675 with the Beaver Clan of the Chippewa Indians. It was almost 200 years before the white man returned to the Central Michigan area. Isabella County was desiynated as a separate county in 1831. It was not until 1850 that lumbermen, migrating westward from Maine, took an active interest in the lumber potential of this region. settlers of this area arrived in 1854. The first permanent These early settlers were for the most part, lumbermen and Chippewa Indians. The Chippewa Indians from throughout the state came to settle in Isabella County in accordance with an 1855 treaty that designated nearly six townships in the county as the Chippewa Indian Reservation. To support these early settlers, both Indian and white, the Indian Mills were established in 1857. saw mill, grist mill and blacksmith shop. These consisted of a A stone marker now stands at this historical site where the Indian Mills operated from 1857 until 1870. This marker is located north of Mt. Pleasant on Old US-27 on the north side of the Chippewa River and on the west side of the road. The land now occupied by the City of Mt. Pleasant was at one time a 200 acre parcel of white pine. This land was purchased, platted, and named Mt. 5 I I I I I I I I I I �-I I I I I Pleasant by a lumberman, David Ward, in 1863. The white pine trees were lumbered off to clear the site for the city. The last treaty with the Chippewa Indians of the Saginaw Swan Creek and Black River Bands was signed on October 18, 1865 at the Isabella Indian Reservation. This treaty designated all unsold land in six townships, nearly 100,000 acres, as belonging to the Chippewa Indians. The next 20 years were marked by continuing legal difficulties as farmers and Indians arrived in an area where lumbering interest held vast I I I I I I I I I I I I I ill-defined tracts of land. With legal technicalities and difficulties in interpreting the law, the ensuing claims and counter claims as to boundary lines and property ownership reduced the reservation to just two sections which now remain in Chippewa Township. In 1893 an Indian industrial school was established on the reservation by the federal government. Grades K-9 were taught there and the curriculum included home economics, construction, carpentry, brick laying, arts and crafts, and other trades. The school was highly regarded and was thought by some to be superior to the public school system at that - time~ This school proved to be a valuable asset to the Indians of the reservation throughout its 40 year existence. The early 1900 1 s brought a steady decline in farm employment due largely to modern technology and labor saving equipment. This loss of employment in the county was offset by the upstart of the petroleum industry in Isabella County. The first commercial oil production was established in 1928 ten miles east of Mt. Pleasant. The need for petroleum products, which was created by America's involvement in World War II, led to further oil 6 �I field discoveries throughout the county. Today Mt. Pleasant is considered to be the "Oil Capital of Michigan." Further influencing the growth of Isabella County was the state's need for hiyher education. This need led to the establishment of the Central Michigan Normal School in 1892. 1954. The school was granted University status in Central Michigan University has since grown to an annual enrollment I I I ~ of approximately 16,000 students. •I NOTE: I I I The preceding section on the history ·of Isabella County was prepared by the Isabella County Department of Resource Management. •I 7 i �----------------- I I I I I I I I I I 1· I I II. A. PHYSICAL FEATURES Land Use With the exception of the Mt. Pleasant urbanized area and the Villages of Shepherd and Rosebush, Isabella County is largely rural with agriculture as its primary land use. Residential development is concentrated in the City of Mt. Pleasant, in adjacent Union and Chippewa Townships, and in the smaller incorporated communities of Shepherd and Rosebush. Existing land use is categorized in Table II-1 and illustrated in Figure II-1. Commercial development exists mainly in the Mt. Pleasant area, and along the US-27 business route and the M-20 corridor. Industry is concentrated in industrial park areas in Mt. Pleasant and adjacent Union and Chippewa Townships. Some additional scattered industrial development exists near the unicorporated places of Blanchard and Winn, in Broomfield Township, and in Shepherd. Central Michigan University and the Regional Center for Developmental Disabilities, both in the Mt. Pleasant area, are the two major state-owned public institutions in the county. Significant residential development has taken place in Sherman and Broomfield Townships in the vicinity of Lake Isabella. This represents a trend of attracting both year-round and seasonal residents to these areas. Additional concentrations of residential development are found in the unincorporated communities of Millbrook, Blanchard, Winn, Loomis, Beal City, and Weidman. The unincorporated Vernon City area, at the north county line, is strongly associated with the City of Clare in Clare County. Residential expansion has also occurred in Deerfield and Coldwater Townships, and in the Coldwater and Littlefield Lake areas. 8 �i In addition to its developed and cultivated areas, Isabella County possesses abundant lakes, streams, and wooded lands. These areas provide both residents and tourists with numerous recreational opportunities. These features have also provided attractive sites for year-round and seasonal residential development. It should be noted that Isabella County has completed a Current Use Inventory as part of the Michigan Resource Inventory Program. been submitted to the DNR Land Resource Programs Division. The data have The final maps and related information should be available in late 1986 or early 1987. The land use data and accompanying maps produced through this program provide an extremely valuable tool for future planning efforts. The land use inventory is highly detailed, as all parcels five acres or larger are categorized. The land use data currently provided in Table II-1 and Figure II-1 should be considered preliminary estimates based on a number of sources. They should be replaced by the much more accurate Current Use Inventory when it becomes available. 9 �"I I I I I I I I I I I I I TABLE II-1 ISABELLA COUNTY GENERAL LAND COVER/USE·, 1985 ACRES PERCENT OF TOTAL Agriculture 238,200 64.4 Forest Land 85,400 23.1 Water Areas 3,300 1.0 Urban and Built-Up 7,600 2.1 Transportation 11,900 3.2 Minor Cover/Uses 23,400 6.2 369,800 100.0 LAND COVER/USE TOTAL Source: U.S. Department of Agriculture, Soil Conservation Service. 1982 Resource Inventory, Isabella County, Michigan. 10 �• • • • • • • • • •■ C5C.EOL>. co . • V E. R..tJ ON II ~ . , I· ~r: • _L • NOTE: THIS MAP SHOWS THE MA.JOR LAND USES IN GENERAL FORM ONLY• IT DOES NOT ATTEMPT TO SHOW THE PRECISE LOCATION OF EVERY PARCEL OR CATEGORY OF LAND USE IM THE COUNTY • ■ • • • • • • • •r. €3 • • I .. FIGURE II - 1 I LAND USE (J URBAN ~ RESIDENTIAL CONCENTRATIONS D AGRICULTURAL ■ WOODS, BRUSH & SWAMP I] PARKS, RECREATION & OTHER PUBLIC SOURCE: ISABELLA COmTY CURRENT USE INVENTORY (PRELIKINAllY), MICHIGAN RESOURCES INVENTORY PROGRAM, MICHIGAN DEPARTMENT OF NATURAL RESOURCES, 1985 • • co. •• ISABELLA COUNTY. MICHIGAN �I I I I I I I I I I I I B. Population To provide a framework for a discussion of social characteristics, it should first be noted that Isabella County is influenced by a number of emerging national trends that will have short and long-term impacts. Among the major influencing trends are: Continuing decline in family size over the next decades. Average family size dropped by 1/2 a person over the past ten years and will approach the same figure over the next decade. This reduced size is due to fewer children in traditional families, more married couples deciding against having children, a greater number of single person households, and an increased proportion of elderly households. - Median age will continue to rise substantially as the post World War II baby boom ages and as children decline as a proportion of the population while senior citizens increase. Along with this, the median years of schooling will most likely continue to increase. - Economic growth will focus principally on the service and high-technology areas rather than on traditional heavy industry. - Most growth will probably continue to shift to rural areas where people will either commute into urban areas (like Mt. Pleasant) or into smaller rural towns (like Shepherd). . - The Great Lakes States like Michigan will probably continue to lose economic and population growth over the next decade, but they may become more attractive over several decades because of their major resource of fresh water supply. - Family size, economics, and compactness in life style, will result in somewhat smaller housing units and more development of townhouses, apartments and other intensive, more efficient housing. With these perspectives and purposes in mind, this plan can focus on the specific conditions of Isabella County. 12 �Historical population data for Isabella County and its political subdivisions are shown in Table II-2. On a county-wide basis, the population more than doubled during 1940-80. population increased about 21 percent • In 1970-80, the county However, many of the outlying townships experienced a much higher growth rate. Most notably, Broomfield and Sherman Townships each increased by over 70 percent , and Deerfield Township grew by more than 50 percent. Population projections are shown in Table II-3. population growth is expected to be more moderate. In the future, The projections show a net population increase of about 6 percent for the county during 1980-1990. Beyond this, the population will continue to grow at a rate of about 14.5 percent during 1990-2010. It must be stressed that these project,ons are based on historical trends and information on existing conditions. In the future, other factors that cannot be predicted may significantly affect the rate of population change. Age distributions, racial characteristics, and income levels for the county have been summarized in Table II-4. In comparison to the state, the Isabella County population is younger and composed of fewer small children and persons over 65. This trend is reflected most strongly in the figures for Mt. Pleasant. In very general terms, it may be said that Isabella County residents are younger and a bit less affluent when compared to the state averages. Additional selected social and economic data are shown in the appendix. 13 �•I I I I I I I I I I I I I I I I I I TABLE II-2 ISABELLA COUNTY Population per U.S. Census Local Unit 1940 1950 1960 1970 1980 738 1, 191 2,128 628 882 916 901 610 1,456 1,097 1,358 1,032 887 1,767 1,071 907 616 1 , 151 2,046 619 842 799 885 566 1,381 1,021 1,263 942 682 2,596 1,092 1,070 672 1,648 2,458 494 1,063 856 896 536 1,543 1,109 1,358 1,003 634 3,932 1,214 1,057 727 2,552 2,803 531 1,419 921 1,010 606 1,757 1,254 1,758 927 819 4,611 1,310 1,065 1,246 3,784 3,141 2,160 1,059 1,215 966 1,916 1,698 2,042 1,105 1,405 5,306 1,389 1,218 Townships Broomfield Chippewa Coe Coldwater Deerfield Denver Fremont Gilmore Isabella Lincoln Nottawa Rolland Sherman Union Vernon Wise 714 Villages Shepherd Rosebush 852 899 1,293 1,416 439 1,534 336 8,413 11,393 14,875 20,52~ 23,746 25,982 28,964 35,348 44,594 54,110 ~ Mt. Pleasant TOTAL �\. L TABLE II-3 ISABELLA COUNTY Population Project;ons for Local Units County totals supplied by Michigan Department of Management and Budget. C.M.U. figures supplied by Mt. Pleasant D~pt. of Community Affairs. Local Unit 1985 1990 1995 2000 2005 2010 1,292 3,967 3,276 730 2,261 1,095 1,263 990 1,989 1,770 2,125 1,122 1,432 5,650 1,427 1,266 1,384 4,296 3,529 772 2,446 1,169 1,356 1,048 2,134 1,906 2,285 1,177 1,507 6,213 1,514 1,360 1,551 4,870 3,964 853 2,768 1,285 1,513 1,160 2,329 2,147 2,571 1,292 1,660 7,124 1,638 1,497 1,625 5,160 4,162 882 2,930 1,321 1,579 1,202 2,375 2,262 2,706 1,326 1,709 . 7 ,633 1,654 1,540 1,669 5,359 4,300 894 3,038 1,349 1,623 1,220 2,440 2,336 2,789 1,334 1,725 8,046 1,697 1,580 1,703 5,528 4,412 899 3,129 1,368 1,658 1,229 2,491 2,395 2,856 1,332 1,729 8,420 1,729 1,610 1,621 1,769 2,021 2,158 insufficient data for projections · 2,259 2,348 Town~h_i.e_s Broomfield Chippewa Coe Coldwater Deerfield Denver Fremont Gilmore Isabella 'Lincoln Nottawa Rolland Sherman Union Vernon Wise Vil_l ag~s Shepherd Rosebush City C.M.U. 15,978 Ba 1 • of City -~0§! Mt. Pleasant 23,047 15,650 _]_,.§.5± 23,204 13,230 8,447 2f~677 13,500 8,833 22,333 13,750 9,051 22,aoY 13,900 9,211 23,111 TOTAL 59,702 57 ,300 59,899 62,399 64,200 65,599 NOTE: For calculating Mt. Pleasant projections, CMU enrollments were b~eken - -. down as follows: 20% out-of-city commuters; 45% living on campus; 35% _ living off-campus with 90% of these living in the city. • �I I I I I I I I I I I I I I I I I I I TABLE II-4 SOCIAL CHARACTERISTICS AGE DISTRIBUTION(%) UNDER 5 POLITI CAL UN IT MICHIGAN ISABELLA COUNTY Mt. Pleasant City Shepherd Village Rosebush Village & 18 OVER --- 7.4 6.6 3.7 8.0 7.4 70.3 75.2 86.8 66.8 64.3 & 65 OVER --9.8 7.1 6.2 9.6 13 .4 MEDIAN AGE 28.8 22.7 21.5 26.7 27 .1 RACIAL CHARACTERISTICS RACE White Black American Indian Other Spanish Origin* NUMBER % OF TOTAL 52,326 488 681 615 (662) 96.7 0.9 1.3 1.1 ( 1.2) *Also recorded as White I NCO ME POLIT I CAL UN IT MEDIAN HOUSEHOLD MEDIAN FAMILY FAMILIES _!Ii POVERTY (%) MICHIGAN ISABELLA COUNTY Mt. Pleasant Shepherd Rosebush $19,224 15,002 13,576 17,995 12,266 $ 22,108 18,318 19,293 20,450 16,429 10 .4 18 .9 16 29.8 7.5 15.6 �C. Housing Characteristics During 1970-80, Isabella County experienced a significant increase in the number of housing units that was substantially larger than the statewide increase in housing (Table II-5). Much of this can be attributed to the general trend of rural areas growing faster than the cities and to the rapid growth of Central Michigan University. As in many other communities, the increase in housing greatly exceeded the population growth. The portions of the county showing the largest increases in housing are generally either in locations adjacent to the urbanized areas or in places that provide attractive environmental features such as wooded lots or water frontage. More detailed housing data for the county and its political subdivisions are provided in the appendix. Median housing values in the county are high in relation to the state average. The range of values indicates that the highest values are generally associated with Mt. Pleasant and the adjacent town~hips, and with fairly new housing development in Deerfield Township. Lower housing values are concentrated in the outlying townships that are intensely agricultural and less densely populated. This refle~ts a commonly seen relationship between cities and their outlying rural areas. The Appendix data also show that the majority of homes are owner-occupied, rather than occupied by renters. The only exception to this is in Mt. Pleasant with its large student population. The 1980 Census also provides information on the age of existing housing units. Of the county's housing units, about 28 percent of the present structures were built in 1939 or before. These surveys also indicated a total housing requirement for low to moderate income persons of 2,528 units although 17 �' 'I only 553 units available. The adjusted need is for 1,861 new units and 569 rehabilitated units. I I I I I I I I I I I I I I I I 18 �TABLE II-5 INCREASE IN HOUSING UNITS .. HOUSING UNITS 1980 % I NCR EASE 21.4 42.8 POLITICAL UNIT 1970 MICHIGAN ISABELLA COUNTY 12,149 17,344 4,820 6,439 559 136 33.6 264 708 849 182 433 251 338 302 523 226 615 356 316 1,380 449 291 479 1,319 1,093 264 742 397 400 351 703 566 805 408 517 1,954 487 420 81.4 86.3 28.7 45.0 71.4 58.2 18.3 16.2 34.4 150.4 30.9 14.6 63.6 41.6 8.5 44.3 MT. PLEASANT Shepherd Rosebush Townships Broomfield Chippewa Coe Coldwater Deerfield Denver Fremont Gilmore Isabella Lincoln Nottawa Rolland Sherman Union Vernon Wise " '• ~ I Ill I I I I I I 19 I I I �f f Ii I I I I I I I I I I I I I I I D. Transportation The main north-south route is US-27. State Highway M-20 is the main east-west route and cuts across the approximate center of the county. The two major routes intersect in Mt. Pleasant, the residential, commercial, and inqustrial center of the County. Isabella County is served by 1,315 miles of roads. miles and 1,237 rural miles. These include 78 urban Urban mileage includes state trunklines, roads, and local streets within incorporated cities and villages. Rural mileage includes primary and local county roads and rural trunklines. Rail service is currently provided to Isabella County by the Tuscola and Saginaw Bay Railroad. The portions of this line that extend through Gratiot, Isabella, and Clare Counties were purchased by the State of Michigan and a subsidy was provided to the ConRail system to operate this section. Transportation in Isabella County is also served by the Mt. Pleasant Municipal Airport and by private inter-city bus lines. Public transportation is available through a countywide bus service, provided by the Isabella Co. Transportation Commission, that has grown steadily since its organization in 1974. E. Both fixed-route and demand service are available. Cultural Constraints Cultural constraints are defined as manrnade features that limit development. Such constraints can take the form of physical barriers, or they can be features protected by legislative action. fall into the following categories: Cultural constraints generally 1) historical and archaeological sites, 2) highways and railroads, and 3) state and federal lands. 20 �Barriers imposed by highways and railroads in Isabella County have been identified in II-D, 11 Transportation. 11 In another category of constraints, there are 1,880 acres of state-owned land in Isabella County. The bulk of this is located in Denver Township and forms part of the Chippewa River State Forest. Another parcel of committed land is the 510-acre Saginaw-Chippewa Indian Reservation in Chippewa Township. An additional 800 acres of Reservation lands are distributed in 21 allotments in six townships. Local sites of historic and cultural value are listed in Table II-6 and their locations shown in Figure II-2. Only four of these are actually listed on the State Register of Historic Places: Doughty House, Central Michigan University, St. John's Episcopal Church, and Mission Creek Cemetery. However, the other sites are of major importance because of their local significance. Additional sites have been recommended by the Planning Commission. Very little information is available concerning archeological resources in Isabella County. Studies conducted in neighboring Midland and Gratiot Counties have identified archeological sites ranging in age from the Paleo-Indian period (roughly 12,000 years ago) to recent times. Most sites were small camps of the Late Woodland period ( roughly AD 600 - 1600). would expect the sites in Isabella County to be quite similar. One The few known archeological sites that have been identified in Isabella County are located in Union, Chippewa, and Deerfield Townships, and have also been listed in Table II-6. 21 • �TABLE II-6 I I I I I I I I I I I I I I I I LOCAL HISTORIC AND CULTURAL SITES SITE MAP NUMBrn 1. Bader Bldg. (now the 2. Ferro Manufacturing Bldg. (now Pickard Industrial Park - site of WWII manufacturing) 3. Mt. Pleasant Regional Center (site of former Indian School) 4. Doughty House 5. Simmons Jewelers (original site of CMU) 6. Isabella Co. Fairgrounds (not shown) 7. CMU Cultural and Natural History Museum 8. Indian Mills Site (not shown) 9. Harris Mill 11 CreaJT1ery 11 ) 10. Sacred Heart Academy 11. St. John's Episcopal Church 12. Riverside Cem~tery 13. Clark Historical Library 14. Gerald Poor Museum 15. Mt. Pleasant Railroad Line 16. Ori gi na 1 Post Office 17·. Saginaw - Chippewa Indian Reservation 18. Art Reach Center 19. Calgary Cemetery 20. Mission Creek Cemetery 22 �TABLE II-6 (continued) LOCAL HISTORIC AND CULTURAL SITES Additional areas sugyested by the Isabella County Planning Commission (not Mapped): GENERAL LOCATION SITE Blanchard, Rolland Township Blanchard Millpond Sherman/Coldwater Townships Sherman City area Rolland Township, Section II Indian burial mounds Isabella County Archeo1ogical Sites*: Union Township, Sections 1 and 2 Chippewa Township, Section 9 Deerfield Township, Sections 20, 22, and 33 *Information provided by Archeology Section, Bureau of History, Michigan Department of State, January 1986. • • • I 23 �J Ir 11 Ii f 'I I I I I I I I I I I I I ISABELLA JIISTORIC AND COUNTY CITY OF Mr AND VICINiiYPLEASANT FIGURE II-2 �~ F. Local Economy Isabella County data for general employment categories, numbers of employees, and payroll amounts are displayed in Table II-7. This information shows that the categories with the largest numbers of employees are in the professional services (health, education, etc.), retail trade, and manufacturing areas. In terms of payroll, the largest industries are services ($34 million), retail trade ($26 million), manufacturing ($23 million), and oil and gas extraction ($17 million). Major Isabella County employers are listed in Table II-8 along with their products and numbers of employees. Central Michigan University is by far the largest single employer with over 2,000 employees. The Regional Center for Developmental Disabilities and Central Michigan Community Hospital employ over 1,000 persons in the health care and human services areas. Several firms engaged in oil and gas exploration and production employ over 500 persons. About 900 persons are employed at several manufacturing firms. In addition to specific data on Isabella County employers, the 1980 Census (Summary Tape File 3A) also provides information on where people work. These figures show that roughly 80 percent of the Isabella County labor force works within the county, and about 20 percent commute outside the county for employment. The majority of the commuters travel to the Tri-City (Midland-Bay City-Saginaw) or the Lansing metropolitan areas to work. These commuting patterns are made possible by the highway system, fuel efficient automobiles and, to some extent, the current lower fuel prices. 25 • • • • • • • • • • • _I �• • • •~ • • • Table 11-7 ISABELLA COUNTY EMPLOYMENT CATEGORIES Industry # Agric., Forestry, Fis he ri es of Firms Emp 1oyees Payroll J.1 7 24 203 Mining (incl. Oil & Gas) 34 674 17,148 Construction 74 317 5,464 Manufacturing 41 1,203 22,969 Transport. & Utilities 23 218 4,252 Wholesale Trade 72 726 15,311 296 3,260 26,413 Finance, Insurance, Real Estate 81 577 8,393 Health Services 56 1,081 15,695 Other Services 225 2,212 18,255 Non-Classified 69 79 1,407 121 620 Retai 1 Trade Federal Civilian Source: ECMPDR, 1986 26 000 1 s) �Table II-8 MAJOR ISABELLA COUNTY EMPLOYERS EMPLOYER PRODUCT/SERVICE EMPLOYEES Central Michigan Univ. State university 2,110 Reyional Center for Dev. Disabilities Mental health facility 610 Central Mich. Comm. Hospital Medical services 425 Delfield Co. Food prep. equip. & freezers 400 Morbark Industries Wood harvesting equip. 293 Randell Manufacturing Comm. kitchen equip. 160 Formsprag Co./Dana Corp. Indus. clutches Giant way Retail & food distrib. Coca-Cola Bottling Soft drinks Central Mich. Newspapers Newspaper publishing 200 LaBelle Management Restaurants 230 James Bigard Drilling Oil & Gas Industry 250 Ind ri l Oil & Gas Industry 200 Lease Management Oil & Gas Industry 88 City and County Govt. Government SOURCES: 50 180 30 234 Michigan Dept. of Commerce, Office of Community Development; updated by ECMPDR and Mt. Pleasant Office of Community Affairs, July 1986. 27 I I I I I I I I I I I I I I I ' ~ �ISABELLA COUNTY COMPREHENSIVE PLAN • "I III. ENVIRONMENTAL FEATURES I •I I Prepared by EAST CENTRAL MICHIGAN PLANNING AND DEVELOPMENT REGION in conjunction with ISABELLA COUNTY PLANNING COMMISSION and the ISABELLA COUNTY DEPARTMENT OF RESOURCE MANAGEMENT 28 �I I I. A. ENVIRON MENTAL FEATIJRE S Topography and Surface Features The surface features of Isabella County are of glacial origin, and the , , ~ , ~ , •~ entire county is deeply covered with glacial drift materials, particularly on the west side. There is considerable variation in relief with elevations ranging from 700 feet above sea level in the southeast corner to over 1,200 feet in the northwest corner, Bundy Hill at 1,270 feet, is the highest point in the County. The eastern area averages 780 feet and is 200 feet above the level of Lake Huron to which practically all county lands ultimately drain. Topographically, the eastern and southern portions of the county are flat or gently rolling while the western and northern areas are moderately rolling to hilly. The land has a diverse vegetative pattern owing to the effects of the glaciers which deposited sediments and carved the lakes and streams. Three distinctive topographic divisions occur in a general north-south direction. The eastern part of the county is in the wide Lake Plain which joins Saginaw Bay to the east. The southeastern corner and much of Coe Township is part of the old Saginaw Lake bed, and the land there is nearly level with an increase in elevation occurring in benches rather than slopes. The numerous depressions in this general land formation have become ponds which are mostly intermittent, receiving and holding water during periods of heavy rainfall and runoff. Most of the Lake Plain area is broadly undulating and, at its western edge, it rises very gently toward the uplands with no definitive transition from one area to another. area do not vary more thaIT twenty to forty feet. Elevations throughout this The western edge of the Lake Plain runs through the county beginning in northwest Wise Township and continuing irregularly through Isabella and Union Townships until it reaches the southern county line in western Coe Township. 29 Streams in the Lake Plain �are small and flow through narrow valleys which are cut several feet below the adjoining land. Natural drainage in much of this area is deficient. The water table is high and in some flat, sandy areas the surface soils are saturated even in summer. Throughout the mid-area uplands the terrain is gently rolling with elevations gradually increasing towards the west. good with most land draining to the streams. however do not have well defined channels. Drainage is generally very Small intermittent streams The North Branch of the Chippewa River, with headwaters just north of the county, is a relatively small stream, flowing through a shallow valley, with short slopes on its eastern bank and rising land on its western bank. The loam soils, which occur extensively, are underlain with clay and thus have poor sub-surface drainage. The western belt has a greatly varied topography with valleys and plains which are quite striking. Much of the land is fairly smooth but, in contrast, several very high isolated hills such as Bundy Hill, mentioned above, are found. In some parts the slopes vary from gentle to strongly rolling. Most of the area is well drained to the streams, but frequent depressions in the northwest also collect and store excess waters. Internal drainage is predominately good because water can move freely through the light textured soils and sub-surface materials. Two principal valleys extend north and south through the county, and then join south of Weidman to form a broad plain. Some poorly drained, swampy areas are found throughout this plain area. The valley of the Chippewa River, flowing eastward from the west county line, is deeply defined and steep almost to Mt. Pleasant. In the context of long-range planning, slope must be considered as a serious topographical constraint tti land development. Slope is the measurement of the vertical change per one hundred feet of horizontal 30 �' '• • '' '' ' 'I I distance. For example, a 25 percent slope indicates a vertical change of 25 feet in 100 feet of horizontal distance. Figure III-1 shows the topographic and slope characteristics of Isabella County. The slope characteristics are shown as ~roup 1 (suitable to all land uses (<8%)), or group 2 (conditionally suitable to some types of land use (>8%)). The group 2 slopes require on-site investigation to determine the specific slope before the actual evaluation and rating of a site's suitability for development. Steeply sloped areas are a major land use constraint. These areas are limited in their development potential because of the associated difficulties and costs of construction. High costs are associated with the development of steep slopes because: 1. Heavy surface and groundwater runoff require extensive drainage facilities. 2. Erosion is severe and natural control measures are difficult to maintain. 3. Soils are usually shallow resulting in bedrock close to the surface. 4. Road construction is difficult and, in severe conditions, retaining walls are required. 5. Extensive excavation is usually required. 6. Excavation of bedrock for public sewers may be required due to the presence of shallow soils. 7. Soil and rock creep may occur since the land tends to reestablish the equilibrium that existed prior to excavation. 8. Septic tank and tile field installation become difficult or impossible. Also, the generally shallow soils result in inefficient waste treatment in the tile field system. Generally, slope can be classified as follows: 31 �I Slope Description Development Characteristics 0-8% Level to gently sloping Suitable for al 1 kinds of development Low sediment runoff 8%-16% Moderately sloping Limited residential development Disturbed areas result in moderate erosion and sediment loads 16%-24% Excessive slope Very limited development potential Moderate erosion from all land; heavy sediment loads from disturbed areas Greater than 24% Very steep slope Development is generally unfeasible and uneconomical Water Quality Impact Heavy sediment load from most land Slope, as a factor in land use decision-making, is most critical in the western portions of Isabella County. These are the areas marked by moraines, and have the most potential for conflict between the soil suitability and the slope constraint. The topographic slope map of the Isabella County indicates those areas of greatest relief throughout the county and, therefore, most likely to be subject to developmental restrictions because of slope considerations. 32 �•I I I I I I I I P~IYSICAL FEATURES MAJOR ORAi NAGE BASINS -t, COLDWATE.R. R.IVER. ·2· S. Bit CHIPPEWA R.IVER. ·3-PINE. R.IVEA. 4· LITTLE SALT R.IVER. · 6 · N. BR. CHIPPEWA RIVER -1, S. BR. . BIC SALT RI VER. ·8 · N. BR. . BIG SALT R.IVER. ·~· TOBACCO RIVER. -5· CH I PPEWA RIVER. .,,C RIDGE LIN ES /011111Ulf DRAINAGE BASINS .-•- SECONDARY RIDGE LINES MINOR RIDGE LINES ~J,~ 100 FOOT CONTOUR. LIN ES ~ LOW AREAS I I I I I I ISABELLA COUNTY, MICHIGAN FIGURE III-1 �B. Soils The major determinants of soil suitability for land use include the composition of the soil, permeability, drainage characteristics, susceptibility to erosion, and depth to bedrock. To avoid problems such as groundwater contamination, buckling and shifting of foundations and roads, severe erosion, and the loss of important agricultural land, the suitability of the soil for all land uses must be assessed. This planning report will not attempt to reproduce the detailed information contained in the soil survey. Instead, the Isabella County Soil Survey (USDA, 1985) is incorporated as part of the Comprehensive Plan by this reference. For a brief overview of the County 1 s soil resources, Figure III-2 illustrates the 12 soil associations present and describes their characteristics. • • • • • • • • •~ The Soil Conservation Service (SCS) has developed detailed soils data for Isabella County. This information has been presented as a County Soil Survey (USDA, 1985), and became available in late 1985 as this plan was being prepared. The importance of the soil survey information to land use decision-making cannot be overemphasized. The best overall description of the Isabella County Soil Survey and its applications is found in the survey itself. The foreword to the survey is directly quoted below: This soil survey contains information that can be used in land-planning programs in Isabella County, Michigan. behavior for selected land uses. It contains predictions of soil The survey also highlights limitations and hazards inherent in the soil, improvements needed to overcome the limitations, and the impact of selected land uses on the environment. This soil survey is designed for many different users. Farmers, foresters, and agronomists can use it to evaluate the potential of the soil 34 �~ and the management needed for maximum food and fiber production. Planners, community officials, engineers, developers, builders, and home buyers can use the survey to plan land use, select sites for construction, and identify special practices needed to insure proper performance. Conservationists, teachers, students, and specialists in recreation, wildlife ~anagement, waste disposal, and pollution control can use the survey to help them understand, protect, and enhance the environment. Great differences in soil properties can occur within short distances. Some soils are seasonally wet or subject to flooding. to be used as a foundation for buildings or roads. High clay or wet soils are A high water table makes a soil poorly suited to basements or under~round installations. These and many other soil properties that affect land use are described Broad areas of soils are shown on the general soil map. The location of eacn soil is shown on the detailed soil maps. the survey area is described. soil. Each soil in Information on specific uses is given for each Help in using this publication and additional information are available at the local office of the Soil Conservation Service or the Cooperative Extension Service. Areas having highly erodible soils require special consideration in planning. Soil erodibility is a function of texture, slope, vegetative cover, precipitation, permeability, organic content, and other factors. shows a general Isabella County map of soil erodibility. Figure III-3 The erodibility ratings are based on the designations made by the Department of Natural Resources under Michigan's Soil Erosion and Sedimentation Act of 1972. soils with the highest susceptibility to erosion are mainly found in the central and southeast portions of the County. 35 l l 1 ] Some are too unstable poorly suited to use as septic tank absorption fields. in this soil survey. ~ The I I 1 I I I I ~ ~ �The Soil Conservation Service, through its Resources Inventory, has estimated average annual erosion rates for Isabella County. For all cropland (184,200 acres), the annual erosion rate is 815,600 tons, or 4.4 tons per acre. The Soil Conservation Service can provide specific management recommendations to land owners for ways to reduce soil erosion. 36 �J LEGEND* NEARLY LEVEL TO ROLLING, WELL DRAINED TO POORLY DRAINED SOILS f I I I I I I I I I I I I I I 84 ·so' OSCEOLA! COUNTJV_ Remus-Spinks Association: Nearly level to gently rolling, well drained loamy and sandy soils; on moraines and outwash plains !GLADWIN -ii~OUNTY I Perrinton-Ithaca Association : Nearly level to gently rolling, well drained and somewhat poorly drained loamy soils; on moraines and till plains Guelph -Londo-Parkhill Association: Nearly level to gently rolling, well drained , somewhat poorly drained , and poorly drained loamy soils; on moraines and till plains N Marlette-Spinks Association : Nearly level to rolling, well drained loamy and sandy soils; on moraines and till plains T. 16 N. NEARLY LEVEL , SOMEWHAT POORLY DRAINED AND POORLY DRAINED SOILS 1 Pipestone-Kingsville Association : Nearly level, somewhat poorly drained and poorly drained sandy soils; on glacial deltas , till plains, outwash plains, and beach ridges NEARLY LEVEL AND UNDULATING,SOMEWHAT POORLY DRAINED AND POORLY DRAINED SOILS Londo-Parkhill-Wixom Association: Nearly level and undulating, somewhat poorly drained and poorly drained loamy and sandy soils; on till plains, outwash plains, and beach ridges T. Ithaca-Ziegenfuss Association: Nearly level and undulating, somewhat poorly drained and poorly drained loamy soils; on till plains 15 N. Londo-Parkhill Association: Nearly level, somewhat poorly drained and poorly drained loamy soils; on till plains ,-43°40' NEARLY LEVEL TO HILLY , SOMEWHAT EXCESSIVELY DRAINED, POORLY DRAINED, AND VERY POORLY DRAINED SOILS [TI Mecosta-Cohoctah Association: Nearly level, somewhat excessively drained and poorly drained sandy and loamy soils; on stream terraces, outwash plains, and flood plains Coloma-Pinnebog Association: Nearly level to hilly, somewhat excessively drained and very poorly drained sandy and mucky soils; on outwash plains and in upland drains and depressions NEARLY LEVEL TO STEEP, SOMEWHAT EXCESSIVELY DRAINED AND WELL DRAINED SOILS T. 14 N. I Coloma-Remus Association: Nearly level to steep, somewhat excessively drained and well drained sandy and loamy soils; on moraines, till plains, and kames r-l---lll----1----+----l----+.-\A----l----+---l-----1.!I NEARLY LEVEL TO GENTLY ROLLING, VERY POORLY DRAINED, SOMEWHAT POORLY DRAINED AND WELL DRAINED SOILS Adrian-Thetford-Spinks Association: Nearly level to gently rolling, '!ery poorly drained, somewhat poorly drained, and well drained mucky and sandy soils; in upland drains and depressions and on outwash plains * The texture given in the descriptive heading of each association refers to the surface layer of the major soils in that association . compiled 1984 T. 13 N. UNITED STATES DEPARTMENT OF AGRICULTURE SOIL CONSERVATION SERVICE MICHIGAN DEPARTMENT OF AGRICULTURE MICHIGAN AGRICULTURAL EXPERIMENT STATION MICHIGAN TECHNOLOGICAL UNIVERSITY I _ _ J3_1_ GRATIOT R. 6W. R. 5W. R. 4W. R. 3W. GENERAL SOIL MAP SECTIONALIZED TOWNSHIP I COUNTY 2 1 6 5 4 7 8 9 10 11 12 3 ISABELLA COUNTY, MICHIGAN scale 1: 190,080 18 17 16 15 14 13 Each oreo outlined on this mop consists of more than one kind of soil. The mop is thus meant for general planning rather than o basis 19 20 21 22 23 24 30 29 28 27 26 25 for decisions on the use of specific tracts. 31 32 33 34 35 36 1 0 U..' I I l I 0 I I 1 2 I I 3 I Miles 3 I 6 I Km �, If • • • • '• LEGEND K=SOIL ERODIBILITY FACTOR f.:0J LOW SUSCEPTIBILITY ~ MODERATE SUSCEPT I 8 I LIT ERODIBILITY K=.24- .36 ~ ERODIBILITY K < .23 FIGURE III-3 J SOIL • • ERODIBILITY K FACTORS WERE DESIGNATED BY THE MICHIGAN DEPARTMENT OF NATURAL 1RESOURCES UNDER MICHIGAN S SOIL EROSION a SEDIMENTATION ACT OF 1972. ~ ERODIBILITY HIGH SUSCEPTIBILITY TO K> . 37 �C. Climate The inland location of Isabella County, away from the Great Lakes, substantially reduces the lake influence on the area's climate. The most noticeable lake influence occurs when the prevailing southwesterly winds bring increased cloudiness during the fall and winter, moderating temperatures during cold outbreaks. The prevailing wind is southwesterly at about 11 mph. Temµerature data show that January is the coldest month with an average daily maximum of 29.5° F, while July is the warmest with a daily average maximum of 83.6° F. Precipitation is well-distributed throughout the year with the crop season (May - October) receiving an average of 18.13 inches or 61 percent of the average annual total. September, with 3.34 inches, is the wettest month and February, with a 1.20 inch average, is the driest. The average snowfall at Mt. Pleasant is 33.1 inches. Mt. Pleasant averages 81 days per season with 1 inch or more of snow on the ground, but this varies greatly from year to year. The average date of the last freezing temperature in the spring is May 17, and the average date of the first freezing te~perature in the fall is October 2. The freeze-free period, or growing season, averages 138 days annually. D. Surface Water Resources Isabella County contains portions of four minor river basins (Figure III-4), all of which contribute to the Tittabawassee River Basin. These are the Chippewa, the Salt, the Pine, and the Tobacco. The Chippewa River is the major tributary to the Tittabawassee Basin in the county, with its headwaters in Mecosta and Osceola Counties. Agriculture is the principal land cover throughout the basin, but the northern portions of 39 �the watershed contain substantial acreages of forest land. Soils within the Chippewa watershed are predominantly well-drained and sandy. · Poorly drained clay loam soils that are fairly high in fertility occur in the central portion of the watershed. The average flow measured in the Chippewa is 307 cubic feet per second (cfs), (maximum flow= 4960 cfs; minimum flow= 12 cfs). Water quality of the Chippewa is generally good, but some degradation occurs below Mt. Pleasant. The North Branch of the Chippewa, which flows through the north-central portion of the county, contributes significant quantities of nutrients and suspended sediments. With respect to recreation, the entire Chippewa River is used as a canoe trail. Trout streams in the watershed are Schofield Creek, Cedar Creek, Indian Creek, Squaw Creek, and Walker Creek. Like the Chippewa, the Pine River originates outside Isabella County in Mecosta County. Land cover is predominantly agricultural with very little of the watershed covered by forest. Soils in the Pine River watershed range from well-drained sandy soils to poorly drained clay loams. Pine is 214 cfs. Average flow in the Water quality in the portion of the Pine flowing through Isabella County has generally been good. Pony Creek and Skunk Creek are tributaries that are designated trout streams. The Salt River is a relatively small stream draining the northeastern part of the county. Its average flow is 76 cfs. watershed are generally poorly drained types. Soils within the Salt River Only a very small protion of the Tobacco River Basin is found in Isabella County, consisting of small streams that drain northward to the South Branch of the Tobacco in Clare County. Isabella County also contains 45 named lakes, both natural and man-made. 40 �The largest natural lakes are Coldwater with 294 acres, Littlefield with 183 acres, and Stevenson with 113 surface acres. Another lake of significant size is Halls Lake with 56 acres in the southwest part of Broomfield Township. Other small water bodies are found throughout the north-central , and western parts of the County which are surrounded by muck or poorly drained soils. No lakes are present in Coe, Denver, Isabella, or Wise Townships on the east side of the County. However, there are several bodies of water in this area which were created by past gravel mining operations. Several recent artificial lake projects have been developed. These include Lake Isabella, Lake-of-the-Hills, and Lake Windoga and Manitonka, all in the northwest part of the County. There is also Camelot Lake, located in Chippewa Township in the eastern part of the county. The major project has been Lake Isabella with approximately 750 acres of water. The lake occupies a natural basin and is surrounded by a wide area of sandy soils. The impoundment was accomplished by construction of a 3,000 foot dam on the South Branch of the Chippewa River, west of Coldwater Road. The other new lakes utilize waters of Walker Creek with the Windoga and Manitonka dams in the vicinity of Vernon and Brinton Roads, and a second one, east of Woodruff Road, impounding water for the Lake-of-the-Hills project. There are sufficient water resources and adequate drainage to maintain these lakes at desired levels. • • • • • • • •■ ■ • • • • • • • • ' I 41 �J r f DRAINA~E BASINS r r r f f r f r r: r r •-J _.., . - -. . ~ y' ' \ - • ~" ~ . ' '\., • • ~,l. <; . '. ' " - - : - - J, ~ ·., ' ""'·• ~ -f RlV ~ ~ \~~ ' "7 , - - . . -~ / w . )t..,,,_j, - . 'f " i,,; ------, / )__) .,\_ .~ . )., ~ ,. r ,..... - ·,_. - Cffl~~-~-,: - - --- . RIVEll....._j l _B_A ,• >--\ i· ~~Nf I ~~ ~p 11 l\\\{. --:::'/ I( l\ ;:::::..,,-· V" ----- ~Hf ( I ;..J.. ~ -~ _,;I , r r ...,_:;-' - - FIGURE III-4 . ., ./ ; ~:;; - �E. Groundwater Resources Groundwater is a significant and sensitive natural resource. About half the population of the United States depends on groundwater for part or all of its drinking water supply. In Isabella County, community water supply systems using wells serve a population of about 25,000, or 46 percent of the county. (Michigan Department of Public Health, 1984). This does not include individual residential wells which are widespread in the rural areas. Identification of the general availability and quality of groundwater may be broken down into two areas: in glacial deposits. 1) groundwater in bedrock, and 2) groundwater To address the first area, the general availability and quality of groundwater in the bedrock strata for Isabella County and the East Central Region is illustrated in Figure III-5. Well yields from bedrock units can vary greatly within the county due to changes in permeability, thickness, lateral extent, and recharge potential. General availability is highest in sandstone bedrock units and lowest in shale units. Groundwater in glacial deposits also varies greatly in depth and area of distribution. The general availability is illustrated in Figure III-6. It may be seen that the largest groundwater supplies are found in the glacial outwash and moraine areas in the western portions of the County where wells are capable of producing more than 500 gallons per minute (gpm). The quality of groundwater in surface deposits is variable and subject to contamination from surface and bedrock sources. Mining activities, such as oil and gas well drilling, have allowed vertical migration of brine water from bedrock into surface deposits. Surface activities have also caused local occurrences of groundwater contamination. For example, the disposal or storaye of solid and hazardous waste, filling stations, and various industries 43 �r f f r r: ~ r r r r r r r r r r r r r all have the potential for degrading groundwater supplies in glacial deposits. Due to the widespread nature of groundwater contamination problems, some communities have recently started developing local regulations for groundwater protection (DiNovo and Jaffe, 1984). Some of these regulations have been put into effect through zoning; others have taken the form of more specialized ordinances. In general, all the existing approaches use fairly stra i ght forwar d land use, health, and police power regulations. The effectiveness of the controls is largely untested as yet, but it is likely that the next few years will see the development of more sophisticated and comprehensive programs as more communities recognize the need for action at the local level. 44 �GENERAL AVAILABILITY AND · QUALITY OF ·GROUND'NATER IN THE BEDROCK I ■ 1-- ml * NOTE • • • " ' LEGEND• rn • • • • • • •■ WELL YIELD LESS THAN IC GPM WELL YIELD FROM· 100 TO 500 GPM WITH WELL DIAMETER GREAT~R THAN 81NCHES WELL YIELD FROM 10 TO I( OGPM WITH WELL DIAMETER GR .C:ATER THAN 6 INCHES iHAT LOCAL BEDROCK AFFECTING 80TH WATER CONQI I ONS YIELD ANO CAN WATER IN THE BEDROCK USUALLY HAS A DISSOLVED SOLIDS CONTENT GREATER THAN 1000 PPM VARY QUALITY . SOURCE : GENERAL AVAILABILITY AN) QUALITY OF GROUNOWATER . N THE BEDROCK DEPOSITS OF AICHIGAN BY FR TWENTER, WATER RESOURCES DIVISION , U S, GEOLOGICAL SURVEY . FIGURE III-5 �r r r r r r r r r r r r r r r r r r GENERAL AVAILABILITY OF GROUNDWATER IN THE GLACIAL DEPOSITS ---i-- - - ~ ill I I L_ _ LEGEND rn rnJ • * WELL YIELD LESS THAN IOGPM WELL YIELD FROM 100 TO 500 GPM WITH WELL DIAMETER GREATER THAN 8 INCHES WELL YIELD FROM 10 TO IOOGPM WITH WELL DIAMETER GREATER THAN 6 INCHES WELL YIELD GREATER THAN 500 GPM WITH WELL DIAMETER GREATER THAN IOINCHES NOTE THAT LOCALLY HI GHER YIELDS MAY BE OBTAINEO ANO THAT THIS LEGEND REPRESENTS ONLY THE GENERAL TREND OF WATER Y IELO IN THE GLACIAL DEPOS ITS . SOURCE : GENERAL AVAILABILITY OF GROUNDWATER I N THE GLAC IAL DEPOSITS IN MICHIGAN BY F. R TWENTER, WATER RESOURCES DIVISION, U.S. GEOLOGICAL SURVEY. FIGURE III-6 �F. Agricultural Lands 1. General Overview Ayriculture is an important industry in Isabella County. In 1983, sales from the total marketing of agricultural products in the County represented 52 million dollars. Farmland accounts for nearly 55 percent, or about 201,000 acres, of the county's total land area. According to the latest Census of Agriculture (1982), roughly 160,000 acres of the county farmlands are devoted to crops. wheat, oats, soybeans, and dry beans. Major crops include corn, A number of specialty crops are also produced, the most common ones being mint, asparagus, snap beans, and celery. Small acreages of strawberries, blueberries, and apples are also harvested. 2. Prime Farmlands Prime farmland is one of several kinds of important farmland defined by the U.S. Department of Agriculture. It is of major importance in meeting the nation's short and long-range needs for food and fiber. The availability of high-quality farmland is limited, and the wise use of prime farmland must be encouraged. Prime farmland soils are defined by the USDA as those best suited to producing food, feed, forage, fiber, and oilseed crops. Such soils have properties that are favorable for the economic production of sustained high yields of crops. These soils need only to be treated and managed using acceptable farming methods. The moisture supply must be adequate, and the growiny season must be sufficiently long. Prime farmland soils produce the hiyhest yields with minimal inputs of energy and economic resources, and farming these soils results in the least damage to the environment. Prime farmland soils may presently be in use as cropland, pasture, or 47 ; -- -11 -II -II -, -, • �'I f r r woodland, or they may be in other uses. They are either used for producing food or fiber, or they are available fo~ these uses. Urban or built-up land and water areas cannot be considered prime farmland. The Soil Conservation Service has identified the soils that make up potentially prime farmland in Isabella County. complexes in the µrime farmland category. There are 21 soil types or The precise locations of these are shown on the detailed soil maps in the County Soil Survey previously mentioned. In a much more general sense, the prime farmland soils are found within the following soil associations shown in Figure III-2: r r r r r r r r r r r r Map Reference 1 2 3 6 7 8 9 11 Association Remus - Spinks Perrinton - Ithaca Guelph - Londo - Parkhill Londo - Parkhill - Wixom Ithaca - Ziegenfuss Londo - Parkhill Mecosta - Cohoctah Coloma - Remus The preceding information is intended to provide a brief overview of 1 Isabella County s agricultural lands. At this point, it is sufficient to note that a recent land use trend in parts of the county has been the conversion of some potential prime farmland to urban and industrial uses. Such loss of prime farmland puts pressure on marginal farmlands, which are generally wet, more erodible, draughty, or difficult to cultivate and less productive than prime farmland. This subject, along with ways of providing for the wise use of important farmlands within the long-range planning context, will be addressed in greater detail in subsequent sections of this report. 48 �f r r f r ISABELLA COUNTY f r r COMPREHENSIVE PLAN IV. COMMUNITY FACILITIES f r r r r ,- Prepared by EAST CENTRAL MICHIGAN PLANNING & DEVELOPMENT REGION in conjunction with ISABELLA COUNTY PLANNING COMMISSION and the ISABELLA COUNTY DEPARTMENT OF RESOURCE MANAGEMENT f r r r r 49 �-, IV. COMMUNITY FACILITIES Consideration of community facilities is an essential element of the planning process because of the considerable public investment these facilities represent, and because of their overall impact on all of Isabella County's residents. Some types of facilities, such as public water and sewer systems, represent major considerations in determining the pattern of future development. Others, such as libraries and parks, are an important dimension in the overall quality of life in the county. This report, the fourth in a series of preliminary planning studies, deals specifically with the inventory and analysis of major community facilities in Isabella County. It is not intended to be a detailed feasibility study for the development of new facilities. This report is, however, intended to provide useful information concerning existing facilities and to identify problem areas. A. Airports The only municipal airport facility in Isabella County is the Mt. Pleasant Municipal Airport, located about one mile northeast of the city (Figure IV-1). This facility offers charter air service and has recently extended its runway to 5000 feet. jet traffic. The longer runway will accommodate business Elsewhere in the county, the Lake Isabella resort development (Broomfield and Sherman Townships) has charter and private plane facilities. B. Libraries Library services for Isabella County are provided by the Mt. Pleasant Public (Veteran's Memorial) Library with a collection of over 64,000 volumes. Services are provided throughout the County by the operation of five branch libraries: Rosebush (Isabella Twp.), Shepherd (Coe Twp.), and Blanchard 50 l l 1 I I I I I I I I I I I I I I I �r r r r r r r (Rolland Twp.), Weidman (Sherman Twp.), and Winn (Fremont Twp.). facility in Mt. Pleasant has undergone a $1.2 million expansion and remodeling project which was completed in July 1985. In addition, Central Michigan University maintains the 674,000-volume Park Library, including the Clarke Historical Library with its collection of early Michigan and old Northwest Territory documents. investigators. r f r r r r f r r Park Library represents a major regional library resource, serving students, scholars, and research f f f The main 51 �oTUia•c• G ..... !• , l l • I ] [ • r• f -----.,.,....:::,,,, - i-·-·-·-·-·-·-·-···-·· ·• I • 0 ·- ·- ·- ·- , , p i ~ 1 ~ IOIIIUtN • 'I C MT. PLEASANT AIRPORT Ii, i.. -------------q4~,-◄ <i' l • f. L... - · - · - ,···. -.-·-.... ·-.:§> ···-'-·-·· ·. ····· ·· ..... ... ... ... ._: I IT. LOUIi • I• I 1• I • I ■-■-•- · -■-■-■ ■-■-■-- t N [l FIGURE IV-1 -ECM.PDR AIRPORTS 0 a1n1-. uuon �r r r r I r r r ,r r r r r f f r r r C. Health Services Isabella County's dominant medical facility is the 145-bed Central Michigan Community Hospital (CMCH). CMCH offers an extensive range of services to inpatients and outpatients: a 24-hour emergency room, surgery, laboratory, recovery, intensive care, coronary care, radiology, nuclear medicine, ultrasound, maternity, nursery, respiratory therapy, stress testing, pharmacy, and clinical dietetic counseling. doctors of medicine and osteopathy. The medical staff of 45 includes More than 400 professional, paramedical, and service employees support the patient care. In 1982, CMCH opened a modern progressive psychiatric unit for short-term inpatient treatment of emotional problems, mainly serving Isabella, Clare, Osceola, and Mecosta Counties. Also, a health education coordinator provides a wide variety of programs for patients, hospital employees, and the community in genera 1 • Also located on the CMCH premises are the Office of Substance Abuse and the Central Michigan District Health Department, in addition to speech therapy, rehabilitation, and physical therapy services. Outside of Mt. Pleasant, CMCH also operates the Medical Building in Weidman. Adjacent to CMCH is the 80-bed Isabella County Medical Care Facility which procides extended care, including physical therapy facilities. There are also two private nursing homes in the Mt. Pleasant area. The Central Michigan District Health Department performs its role of preventive medicine by providing environmental, personal health, substance abuse, and health education services. These include immunization clinics, vision and hearing screening, venereal disease control, hlood pressure monitoring, counseling, and general health promotion. Environment al health responsibilities include septic tank permits and food service sanitation 53 �inspections. Extensive mental health facilities are located in Mt. Pleasant, including Community Mental Health Services, Listening Ear, Central Michigan University I counseling services, and the Gratiot-Isabella County Mission Creek School. Hospice of Central Michigan, formed in 1982, is a non-profit volunteer organization attempting to bring the hospice concept to the residents of Isabella County. This is a process which attempts to meet the physical, social, and spiritual needs of terminally ill persons and their families. The Mt. Pleasant Regional Center for Developmental Disabilities is a state residential facility that serves developmentally disabled persons and their families from 33 counties in central and northern Michigan. With a staff of about 600, the Regional Center is the area 1 s second largest employer. Staff provide an array of services to about 400 persons with various developmental disabilities. An additional 1,000 developmentally disabled persons receive services in about 200 group homes in the 33-county service area. D. County Facilities The dominant publicly owned facility is the Isabella County Building, which houses most of the departments and functions. This modern structure, which was built in 1972, is located in the county seat of Mt. Pleasant just north of the Central Business District. Other major facilities located in or near Mt. Pleasant include the Isabella County Transportation Commission (ICTC) garage and offices on M-20 near the east city limits, and the Road Commission garage on west M-20. Department of Social Services is housed at the State Regional Center. The The Multi-Purpose Building, located on Isabella Road just east of the city, houses the Commission On Aging and the Senior Center. 54 I I I I I I I I I �r r r r r r r r r r r r r J r r I f I The County Fairgrounds are located on a 150-acre parcel about two miles north of Mt. Pleasant. The facility is owned by the Youth and Farm Fair Society, and operated by the Isabella Co-Expo Board. Various exhibitions and entertainment events are offered throughout most of the year. A recent addition to the fairgrounds is a saddle horse racetrack and new grandstand. These facilities are leased by a private entity, Oil Capitol Race Ventures, and now offer parimutuel wagering. The county also owns and operates a landfill which is located on an 120-acre site in Deerfield Township. The county is currently examining various alternatives to landfilling for solid waste disposal. In addition to the major facilities identified here, County Road Commission and Public Works Board own additional parcels in Broomfield and Isabella Townships, respectively. County parks and recreation areas are described in a separate section of this report. E. Parks and Recreation Planning for recreation facilities and programs is the responsibility of the Isabella County Parks and Recreation Commission, created under the provisions of Act 261 (P.A. 1965). Accordingly, this body has recently prepared and adopted the Comprehensive County Recreation Plan. This report will not attempt to duplicate the planning efforts of the Parks and Recreation Commission. Instead, the Recreation Plan is incorporated as part of this comprehensive plan by reference. A few of the major elements of the Recreation Plan are outlined very briefly here. Recreation opportunities in 1sabella County are provided by many local governments, school districts, and the private sector. The Parks and Recreation Commission views the role of local governments as one of provi ding basic community parks and recreation facilities. 55 The Commission has �-, identified the county's role as one of developing major county parks that provide extended day use and overnight facilities, special purpose facilities (such as cross-country skiing and nature study areas), and similar projects that are strongly oriented toward unique resources, such as lakes, rivers, and woodlands. Following this philosophy, four county parks have been developed. These are briefly described below and their locations shown in Figure IV-2. Facility Name Acres Major Facilities Coldwater Lake Park 28 Deerfield Co. Park 591 Chippewa River access, hiking and ski trails, primitive camping. Herrick Co. Park 100 Swimming beach, camping. Meridian Co. Park 152 Chippewa River access, picnicking and other day use. Camping, boat launch, lake access, playfield. As previously mentioned, many of the cities, villages, and townships also have a major role as recreation providers. For example, Mt. Pleasant has developed an extensive park system that certainly attracts out-county residents. In future recreation planning efforts, it will be desirable for the county and the local units to further coordinate their activities to complement each other's strengths in developing an outstanding recreation system. This will be discussed further in the plan development and implementation sections of this report. 56 l -, l -1 l l l -, -1 l l l l l l l l l �. J J J J. , J J J J , , r , , r r J r -,-----=;..=:~~f'->-='°~·= :::----1-"t?."'" *&OU. '°"~1-------_;CU~~;;:,__ _ _ _ _ 8 ; . Q V X co. FIGURE IV-2 -COUNTY PARKS !SABELLA COUNTY. MJCH(GAN �F. Public Wate~ Supplies Roughly 46 percent of Isabella County 1 s residents rely on public wells for drinking water, based on the population served by community water supply systems. This does not include the population served by individual residential wells that are in widespread use. There are three publicly-owned and two quasi-public water systems in the county. The public systems are those serving Mt. Pleasant, Shepherd, and Forest No. 2 Subdivision at Lake Isabella. Combined, these systems provide drinking water to about 27,600 residents. Two quasi-public systems serve a population of 560 at the Regional Center, and 200 persons at the Isabella Indian Reservation. Privately-owned systems provide water to an additional 2,300 residents, mainly in mobile home parks and multi-family housing. The public and quasi-public supplies in the county are summarized in Table IV-1. I l I i I I I i 58 I I I I �r r r r r r Table IV-1 Public and Quasi.:.Pt:,b1ic i;Jater Supplies Name Area Served Population Served Mt. Pleasant City I' 25,739 Isabella Co. Water District #1 Forest No. 2 Subdiv. - Sherman Twp. I- Shepherd Village Mt. Pleasant Regional Center Center residents 560 Isabella Indian Reservation Reservation 200 I r r Source: 225 1,669 Michigan Department of Public Health. 1984. Community Public Water Supplies: Summary Report. Population figures are 1985 estimates. ... 59 �G. Public Sewer Facilities Three public waste water treatment facilities service portions of Isabella County. The major facility is the Mt. Pleasant Wastewater Treatment Plant which provides secondary treatment and chemical phosphorus removal. Discharge is to the Chippewa River. The design capacity is 4.0 million gallons per day (MGD), with present usage of about 3.3 MGD. In addition to serving the cCity and Central Michigan University, recent efforts have resulted in extending service into portions of Union Township. The parts of the tTownship with public sewer now include the M-20 corridor east of the city limits to Summerton Road, south of the city in the vicinity of Old Mission and Deerfield Roads, and northwest of the city along Lincoln Road between Pickard and River Roads. Additional public sewer facilities in the county consist of waste water l l ·1 stabilization lagoons that service the villages of Shepherd and Rosebush. There are also a few private lagoon systems that service mobile home parks and multi-family housing developments. H. Fire Protection In addition to the various municipal fire departments, fire protection services are provided to out-county areas through several fire districts that consist of cooperative arrangements between two or more municipalities. Some areas are served by fire departments located outside the county, such as Coleman (Midland Co.) or Clare (Clare Co.). shown on the accompanying map, Figure IV-3. 60 The existing fire districts are I 1 I l ·1 I I I �r r r r r r r r r r r O&(I-OL4 co. "tl·'" CLA~ 2 \f~IUION I I 7--- e ~ ~lliit,,IAN 5 hOT'f'AW"' 1•AL'•LI.A e @I 6: I I ' J:J,. ~ 0 !( ::i ll I LllltOLM F'lt~1'4011T ~ l'\OlfTCALlil r :u :10 RoLL.lNO "'-'T•OT' i eoc co. FIRE PROTECTION DISTRICTS IN ISABELLA CO. 1 BARRYTON F.D. 2 SURREY TWP. F.D. 3 CLARE F.D. 4 COLEMAN F.D. 5 SHERMAN-NOTTAWA F.D. 6 ISABELLA N.E. F.D. FIGURE IV-3 7 REMUS F.D. 8 FREMONT-DEERFIELD F.D. 9 Mr. PLEASANT F.D. 10 _SHEP_ij_ERD F_J)_..__ 11 BLANCHARD-MILLBROOK F. D. �I. Police Agencies The county is serviced by several full-time law enforcement agencies. The State Police maintain a post in Mt. Pleasant with 16 officers and 9 vehicles. The County Sheriff Department has 9 road patrol officers, 7 vehicles, and 1 boat for marine patrols on the lakes during weekends and holidays. There are also two municipal police departments in the county. Mt. Pleasant has 19 officers, and the Village of Shepherd maintains 2 full-time officers and one part-time officer. In both agencies, the officers are deputized for county-wide jurisdiction. In addition, Central Michigan University operates a Department of Public Safety with 16 officers. They are also deputized for county-wide jurisdiction. The Saginaw Chippewa Indian Reservation is serviced by three tribal police officers. Their jurisdiction is limited to the Chippewa Reservation unless additional assistance is requested by the County Sheriff. Sherman, Nottawa, and Coldwater Townships have arranged for additional police services by paying insurance and upkeep on a patrol car that remains in the area with a Sheriff Deputy. This deputy is on-call 24 hours a day and responds to calls in these three townships. J. Public Education Facilities Isabella County is in a unique situation as the home of Central Michigan University. This institution continues to be one of the state's most popular universities as indicated by stable enrollments at a time when many other universities face declining student populations. The 856-acre campus, with a total plant valuation of over $235 million, provides facilities for 16,000 on-campus students. As a major educational institution, the university 62 I I I I I I I I I I �r f r r r r r r r r r r r conducts extensive planning for its physical development. another major level of planning in the community. This represents As such, it is necessary to coordinate CMU 1 s planning efforts with those at the county and municipal level. The other major public education facilities in the county consist of elementary and secondary schools. The county is part of the Gratiot-Isabella Intermediate School District with public schools in Isabella County located at Beal City, Mt. Pleasant, and Shepherd. Total public school enrollments by grades for the School District are shown in Table IV-2. In addition, the county is served by several other school districts. These districts include Chippewa Hills, Farwell, Clare, Coleman, St. Louis, Vestaburg, and Montabella. The school facilities and school districts are shown in Figure IV-4. i r 63 �TABLE IV-2 GRATIOT-ISABELLA INTERMEDIATE SCHOOL DISTRICT PUBLIC SCHOOL MEMBERSHIP BY GRADES DS 4061 1984-1985 I I I -~ s I' 7: -6- -7- K l 2 265 ?'JP I fl I ASHLEY 17 40 114 . - JI 27 37 31 )9 BEAL CITY 48 ?Q ?'l t.() n ?? I 7 '} fl 121 76 69 84 - . RB 88 84 97 RR f.O 7A ITHACA 117 I 1Q I I f. MT. PLEASANT 32) 275 I 263 233 SHEPHERD 162 154 123 _.! ill_ _LJL _..2.fl.. Lu.6. ST. LOUIS 11' DISTRICT ALMA BRECKENRIDGE FULTON ·- l JO 3 -189 . _5.9_ - 4 194- 5 I _UJLtlfil._ _L..Q/L. _1...24 _ 245 -L-~~--·--r I. S. D. TOTAL l n'i 1313 ~lQ6 ISABELLA CO. 107 .. -9.!L __9.L j 1m 979 1987 11 o L1l.1... 34 41 41 <;.'l c;.n C. &. I. "1 ')() 115 _ _6a. I')', 769_ 222... ?77 _l "71 146 4] . 3l.. 11..A 0.1 . _us.. ..1..2.L . 111 _'l~ _ c.c. . -- lib- .... . 12 ..... .5:!-. 780 648 533 458 -- 575 416 396 412 607 583 401 593 652 654 __ 8.2_ ~ 489 2,900 489 507 11 518 .' I) __!.1 2J 1 59 1.290 ~-•~ 936 17 953 1. 671 l 736 4,129 -- .t - - - 194 2 706 ~ I ? fl 11A 11A _lRfi 111\ 11n 3,901 , 65 228 I I..? I I A I Cl7 Q«_ ') c; 1,692 : 41 1,733 A'l 9'> C."l 102 1.526 202 · I fl/'.. _ I /, ..l.2.L 719 718 --- · - - - - - 337 444 499 530 492 . _ __lU. . PART TIME f\ I/, c;. -4'-;2IO 973_ 930: 1096t;l5tl-2 572 C,"l ---4i- - _L1 1073 I I . I. 1058 -~--1-· .. -· .. -·-·-- . __ ·_ .. .. --- .-·'- ----- - - ~ ·- . GRATIOT CO. QQ 9 - .. ---lO l 1-- I 7 2.. .-11.L .1 l.6.._ ..2...'.iL _..2 'H, . .lL _...IL - .24.. 270 8 El) TOTAL FULL TIME . .h.~ ., 202 1.424 202 609 14,759 · - 717 · 15,476 531 580 441 8,653 . . 4 37 9,090 542 478 168 6,106 280 6,386 - ~ - -·- - �t o FARWELL f •If • •If •If - . :> I" EXISTING SCHOOLS & SCHOOL DISTRICTS I \'-,7-----:7':iCJn-;cr--u \ \~ ~ 1;v--..... -.,,..,--.. ~f~t')<\, @) ::LEMENTARY K· 8 SCHOOL @ ELEMENTARY K-6 SCHOOL @) UPPER GRADE 7- 9 SCHOOL @ 9-12 OR 10-12 HIGH SCHOOL @) K-I2 ELEMENTARY and HIGH SCHOOL NOTE: THE KINNEY SCHOOL IN t1T . PLi:ASA:'-lT IS i~O LO;iGER A K-6 FACILITY . lT IS NOIJ USED AS A COMMU:-IITY EDUCAT IO~I crnrrn. Ill II • __ .I-\ - - ' - - ~ Qi., ISABELLA COUNTY, MICHIGAN FIGURE IV-4 �ISABELLA COUNTY COMPREHENSIVE PLAN -- -,,,,,- V. PLAN DEVELOPMENT Prepared EAST CENTRAL MICHIGAN PLANNING AND DEVELOPMENT REGION in conjunction with the ISABELLA COUNTY PLANNING COMMISSION and the ISABELLA COUNTY DEPARTMENT OF RESOURCE MANAGEMENT ~~ r ~ -- by 65 �r V. A. PLAN DEVELOPMENT Introduction The preceding planning reports collectively form the data base for the development of a long-range plan. This data base provides an overview of existing conditions in Isabella County. In addition, some issues have been identified in a preliminary fashion as an intrinsic part of the data base development process. However, before the preparation of the comprehensive plan can occur, it is necessary to identify current issues and concerns in Isabella County in a more detailed manner. process. This is perhaps the most important part of the planning If a plan is to be successful, then it must reflect the desires of the agencies and citizens who will be the major participants in the plan 1 s implementation. Thus, some type of mechanism is required for obtaining input from the community. This report describes the methodology used to obtain community input and the issues that were identified as a result of this process. These issues will, in turn, form the basis for the I~abella Couhty Comprehensive Plan. B. Methodology In July and August 1985, the Planning Commission held special work sessions to discuss countywide issues and to establish a mechanism for obtaining input from county departments and agencies, local governments, and the public. The result of these sessions was the preparation of a set of broad goal statements pertaining to various aspects of the county 1 s development. Very briefly, the preliminary goal statements addressed the following general concepts: 1. Natural Resources: Provide for the wise use of outstanding resources to maintain a high quality environment. 66 �2. Parks and Recreation: Maintain and improve the county's recreation areas and programs to meet the needs of all residents. 3. Public Safety: 4. Transportation: Maintain and improve the county's roads, bridges, and public transportation services. 5. Health Services: Ensure the availability of adequate health services for all residents. 6. Agriculture: production. 7. Residential, Commercial, and Industrial Land Use: Development must be planned and orderly, a~must not create anexcessive demand for public services. 8. County Government: Improve the quality of services and facilitate cooperation with local government units. Maintain a high level of police and fire protection. Preserve the county's prime farmlands for agricultural These broad statements were incorporated into a questionnaire format. Respondents were asked to indicate their overall reaction to each goal statement and what steps should be taken to accomplish each goal. versions of the questionnaire were prepared: Two one directed to county departments and other countywide agencies, and another aimed at local government units. Copies of the complete questionnaires are included in the Appendix. Written comments were received through October 10, 1985. Following this comment period, the Planning Commission held a public advisory meeting to review the comments and to receive additional input from government representatives and the public. Copies of the meeting notice and minutes are included in the appendix. C. Community Ihput Written or verbal comments were received from representatives of the following county departments, key agencies, and municipalities: 67 I I I I �r r r r r r r r r r r r r r r r r r r Isabella County Departments Parks and Recreation Commission Road Commission Transportation Commission Sheriff Department Cooperative Extension Service Soil Conservation Service Agencies and Institutions Central Michigan University Middle Michigan Development Corporation Local Governments City of Mt. Pleasant Union Township Gilmore Township The responses that were received may be grouped into the following broad categories: N~tural Resources ~~d En~i~onment 1. The county's rivers should be recognized as major natural resources. 2. Attention should be given to protecting the quality of the county's lakes. 3. Drinking water supplies must be protected from contamination. 4. Attention should be given to solid waste management practices in order to minimize adverse environmental impacts. Parks and Recreation ----1. County recreation planning should be continued through the efforts of the Parks and Recreation Commission and should be coordinated with the overall county planning program. 2. There should be continued cooperation between the county and Mt. Pleasant city parks and recreation programs. 3. Additional access sites on the Chippewa River should be developed. 4. Tourism should be developed through the promotion of the county's various attractions, and the addition of· tourist - oriented facilities. 68 �Public Safety 1. There should be continued cooperation of all law enforcement agencies in the county. 2. Attention should be given to potential remodeling and/or expansion of the County Jail to meet Depart. of Corrections standards and minimize overcrowding. 3. The county should consider taking the initiative for providing central police and fire dispatch services. 4. As in No. 3, the county should consider developing a "911" emergency number. Transportation 1. The county should prepare an overall transportation plan. 2. There should be joint transportation planning between the county and the City of Mt. Pleasant. This is especially appropriate in such areas of mutual concern as the US-27 and M-20 corridors. 3. There is an ongoing need for maintenance and improvement of the county's roads and bridges. Priorities for such improvements could be set through the preparation of transportation plan, as in No. 1 above. 4. The county's public transportation system, operated by the Transportation Commission, should be considered as a major element in the development of an overall transportation plan. Attention should be given to the evaluation of alternative service designs in order to provide the most beneficial and cost-effective system. Health Services 1. The assurance of adequate health care depends on the continued vitality of Central Michigan Community Hospital. Agriculture 1. The fundamental importance of agriculture to the economy and lifestyle of Isabella County should be recognized. 2. The county's best farmlands should be preserved for agricultural product ion. 3. Conflicts between urban expansion and farmland preservation must be resolved. 69 If �r r r r r Residential Development 1. Additional multi-family housing developments should be confined to the urbanized portions of the county. 2. There is an apparent need for additional family rental units in the City of Mt. Pleasant. Commercial Development 1. New development should be confined to established commercial areas. 2. The intrusion of commercial development into neighborhood areas should be prevented. i 3. Consideration should be given to providing more flexible regulations for home occupation uses. r Industrial Development 1. There is a great need for expanded industrial facilities and employment to create new base jobs and an increased tax base. There is presently too much dependence on public sector employment. 2. The Middle Michigan Development Corporation should be supported as the lead agency in attempting to diversify the local economy. r • Community Facilities 1. The development of a county airport should be considered. 2. The development of a county library system should be considered • County Government and Planning 1. 2. The county should take the lead in facilitating cooperation with the local government units. When feasible, some public services should be consolidated at the county 1eve l • 3. There should be joint planning efforts with Mt. Pleasant, CMU, and the other municipalities in the county. The county should assume the lead role as the coordinating agency for such efforts. The preceding material is intended to provide an overview of the comments that were received and the issues that were identified. Any process for obtaining community input is never perfect in terms of the participation level that is established. However, these efforts should be considered quite successful in that a substantial number of useful comments were received, and 70 �many local decision-makers responded to the survey. At this point, the comments have merely been grouped by appropriate categories. They ar~ hot ranked in any cirder cif ~riority, ~nd they do not represent~ specific policy recommendations 2,!)_ this format. These comments will, however, be used by the Planning Commission to formulte a complete set of goals and objectives pertaining to the various aspects of county development. This set of goals is detailed in the following section. 71 • •.• • • • • • • �r r r r r ISABELLA COUNTY COMPREHENSIVE PLAN I r r- VI. COUNTY DEVELOPMENT GOALS AND OBJECTIVES r Prepared by: EAST CENTRAL MICHIGAN PLANNING AND DEVELOPMENT REGION in conjunction with the ISABELLA COUNTY PLANNING COMMISSION and the ISABELLA COUNTY DEPARTMEN~ OF RESOURCE MANAGEMENT 72 �VI. COUNTY DEVELOPMENT GOALS AND OBJECTIVES Introduction In the comprehensive planning process, the formulation of goals and objectives begins by defining various functional categories of county development and then making very broad goal statements regarding these categories. As local issues are subsequently identified, the concerns are grouped according to the appropriate categories. Gradually, this process results in a set of statements that are much more definitive with respect to accomplishing specific goals. r In Isabella County, the Planning Commission has performed the goal formulation process through planning meetings and questionnaires aimed at obtaining input from local decision-makers and the public. This process, described in the preceding section, has assisted the Planning Commission in identifying the issues and opportunities facing the county today. This section presents the goals and objectives that have been formulated by the Planning Commission to serve as a guide for the future development of Isabella County within a long-range (ten to fifteen year) planning context. The ~oals are broad statements about future conditions in the county. In a sense, their general nature represents little more than an overall attitude regarding future growth and development. The objectives suggest more specific courses of action that should be taken to accomplish the goals. With these concepts in mind, the following goals and objectives have been formulated: 73 �I I. Natural Resources and Environment Goal: To provide for the wise use of the county's outstanding land and water resources to maintain a high quality environment for all residents. Objectives: A. The Chippewa River, along with the county's other major rivers, should be recognized as important scenic and recreational resources in the county and managed as such. B. The county's inland lakes should be managed to maintain and improve water quality within the overall context of surrounding land use and development impacts. C. Groundwater supplies must be protected from contamination. D. Attention should be given to solid waste management practices in order to develop alternative methods, to minimize adverse environmental impacts, and to develop the most efficient and cost-effective waste management system to meet long-term disposal needs. E. Esthetic considerations should be addressed for any land uses that might create adverse visual impacts. F. The need for proper stormwater management should be addressed in conjunction with all development projects. II. Parks and Recreation Goal: The county should strive to maintain and improve its recreation areas and programs to provide the greatest benefits to all residents. Objectives: A. County recreation planning should be continued through the efforts of the Parks and Recreation Commission and should be coordinated with the overall county planning program. B. There should be continued cooperation between the county and local governments for parks and recreation programs. C. Consideration should be given to the development of tourism through the promotion of the county's various attractions and the addition of tourist-oriented facilities. D. The Mt. Pleasant Meadows horse racing track should be developed and promoted as a major · county attraction. 74 I 1 �III. Agriculture Goal: Agriculture is of fundamental importance to the economy and lifestyle of Isabella County. As such, the county's most important farmlands should be preserved and maintained for agricultural production. Objectives: r A. The county's most important farmlands should be identified. B. Consideration should be given to developing more stringent land use controls for protecting farmland. C. In evaluating land use proposals with the potential for conflict between agriculture and other uses, the county's decision-makers should use the information and resources of the Soil Conservation Service and related agencies to assist them. D. Efforts should be made to resolve conflicts between urban expansion and farmland preservation through cooperative planning with the municipalities. IV. Residential Development Goal: r r To provide for residential development in such a manner that both the housing and the neighborhoods are safe, healthy, and attractive, and to provide a wide choice and adequate supply of housing types to meet the diverse needs of all residents, including populations with special needs. Objectives: A. Provide for residential development in locations that will reduce potential conflicts with incompatible land uses. B. Permit new growth to occur only at a rate which is consistent with the capacities of the community to provide public facilities and services. C. Encourage the functional design of proposed residential developments to ensure efficient land use, harmonious relationships with adjacent uses, and safe and convenient traffic patterns. D. Encouraye new residential development in the existing trade centers and in other appropriate locations that have available public services and facilities. r V. Commercial Development Goal: To provide an adequate supply of goods and services at accessible and convenient locations that are in harmony with the surrounding land uses and the transportation system. 75 �Objectives: A. The development of a functional system of commercial use clusters, as opposed to strip development, should be a key consideration. B. Additional small-scale neighborhood commercial development should be considered on the basis of market area demand and available . transportation access. C. Encourage the orderly development of rural trade centers. VI. Industrial Development Goal: To develop a diversified industrial base in order to achieve an expanded and stable county economy. Objectives: A. Encourage the location of industry in areas which have sufficient facilities and services to adequately support industrial activity. B. Locate new industry in a manner that is harmonious with adjacent land uses and the transportation system. C. The Middle Michigan Development Corporation should be supported as the lead agency in attempting to diversify the local economy. VII. Goal : Transportation To maintain and improve the county 1 s roads, bridges, and public transportation services to provide a safe and efficient transportation system for all users, including non-motorized vehicles and pedestrians. Objectives: A. The county should prepare an overall transportation plan to identify long-range goals and short-term priorities for improvements in the existing system, and to provide for future needs. B. There should be joint transportation planning efforts between the county and the municipalities. This is especially appropriate in areas of mutual concern such as the US-27 and M-2O corridors. C. The county 1 s public transportation system should be considered as a major element in the development of a transportation plan. Attention should be given to the evaluation of alternative service designs in order to provide the most beneficial and cost-effective system. D. Consideration should be given to potential public transportation linkages with systems operating in adjacent counties. 76 �r r r r r VIII. Public Safety Goal: Police, fire protection, and other emergency services should be maintained at a high level, while striving to improve these services where possible. Objectives: A. There should be continued cooperation of all law enforcement agencies in the county. B. Attention should be given to potential remodeling and/or expansion of the county jail to meet Depart. of Corrections standards and minimize overcrowding. C. The county should consider taking the initiative for providing central emergency dispatch services, including the possibility of providing a "911 emergency number. D. There should be coordination among all appropriate agencies for the delivery of emergency services. f r r ri IX. Health Care and Human Services Goal: . To ensure the availability of adequate health care and related human services for all residents of Isabella County. Objectives: A. There should be population with developmentally Isabella County greater public awareness that those segments of the special health care needs, especially the elderly and disabled, comprise a significant portion of the total population. B. A goal-setting process should be established to determine the components necessary to achieve a desired level of health care and human services for all residents, including those with special needs. C. The delivery of health care and human services should be examined cooperatively by all appropriate agencies within a broad context to define the roles of the various providers, to identify gaps and overlaps in services, and to identify courses of action for achieving priority health goals. D. Planning for health care and human services should be carefully coordinated with the closely related areas of housing (Goal IV) and transportation (Goal VII). E. There should be coordination of emergency health services with public safety agencies. 77 �X. County Government and Planning Goal: Isabella County should strive to improve the quality and efficiency of its services, and to facilitate cooperation and coordination with all units of government. Objectives: A. The county should take the lead in facilitating cooperation with the local government units. B. Consideration should be given to consolidation of some public services at the county level. C. The county should engage in cooperative planning efforts with all the municipalities, the tribal government, and Central Michigan University. The county should assume the lead role for the initiation of such efforts. 78 �r ISABELLA COUNTY COMPREHENSIVE PLAN VII. AGRICULTURAL COMPONENT Prepared by: EAST CENTRAL MICHIGAN PLANNING AND DEVELOPMENT REGION in conjunction with the ISABELLA COUNTY PLANNING COMMISSION and the ISABELLA COUNTY DEPARTMENT OF RESOURCE MANAGEMENT 79 �A. Intrriduction This plan makes a major effort to give serious consideration to the importance of farmland to the local economy and, in a broader sense, to the overall character of the co~munity. This is accomplished by considering the factors that make a parcel suitable for farming and then identifying those areas of the county that should be maintained for continued agricultural production. The result of this process is a land use plan that clearly reflects the relative importance of each land use category. This component of the comprehensive plan describes the characteristics of agriculture in Isabella County and discusses the trends that have affected it. Second, the methodology used to identify the county 1 s most important agricultural lands is described and, finally, these important farmlands are displayed on a map. B. Agriculture~ Isabella County Agriculture is a major industry in Isabella County, with over half of the county 1 s total acreage being used for agricultural purposes. In 1982, the market value of agricultural products was an estimated $41,234,000. Isabella County is a significant producer of dry beans, soybeans, corn, wheat, oats, and barley in Michigan. Historically, Isabella County has followed trends similar to southern lower Michigan regarding its ayricultural land. In 1982, the number of farms in the county had decreased by nearly one-third since 1964. (Figure VII-1). During the same period, the average size of a farm increased from 161 to 198 acres (Fiyure VII-2). Both the average farm value and the average value per acre has increased considerably since 1964 (Figure VII-3 and VII-4). farmland averaged $193 per acre. to $982 per acre. In 1964, By 1982, the value had increased 409 percent Over an 18 year period, the value of the average farm 80 �I climbed from $31,397 to $192,317. These drastic increases are due largely to increases in farm size, crop yields, and overall economic conditions. Along with the rest of the United States, farmland in Isabella County has decreased considerably in the last few decades. From 1964 to 1982, the county lost over 52,000 acres of farmland, an average loss of nearly 2,900 acres per i i I i year (Figure VII-5 and Table VII-1). The total cropland acreage in the county followed a similar trend, although the change was not as dramatic as the one previously described for total farmland. 1964 and 1982. The total cropland decreased by over 22,000 acres between The lowest point occurred in 1974, when slighty less than 156,000 acres were used as cropland. Since then, however, cropland has actually increased by roughly 3,800 acres (Figure VII-6 and Table VII-1). Table VII-2 shows the acreage and quantities of major products harvested in Isabella County. The largest acreage was planted in corn for grain or seed, yielding nearly 3.4 million bushels. with over 17,000 acres planted. This was followed by dry beans, Other significant acreages were devoted to the production of soybeans, corn for silage, wheat, oats, and barley. While the historical data that have been presented here generally reflect a decline in total farmland, two exceptions to this trend are worth noting. As previously mentioned, the total cultivated acreage in Isabella County increased slightly between 1974 and 1982. The number of farms in the county showed a similar increase between 1978 and 1982. Several factors may help explain this apparent reversal of earlier trends. Recessions in 1974-75 and the early 1980 1 s produced high levels of unemployment. Tied with high inflation rates, new residential and commercial development became less affordable. Also, federal funding for water and sewer line extensions became less available during this period. 81 The cumulative I I I I I �r ( effect of these changes is that the demand for agricultural land for urban development has decreased. In addition, the increasing costs of farming without a corresponding increase in the prices received has cut into the farmers' profit margin, forcing them to increase the acreage in production to increase profits. Improved management practices have also allowed farmers to cultivate land previously considered marginal, further improving crop yields. These factors may partially explain the increase in cropland between 1974 and 1982. It is too early to tell whether the 1982 increases in farms and cropland are merely exceptions to an overall decline in agriculture, or whether they represent the start of a new trend. r However, these statistics are encouraging as they give a positive indication of the stability of agriculture in Isabella County. It is clear that agriculture is an extremely important part of the local economy and is likely to remain so for the forseeable future. 82 �I NUMBER a= FAR.MS I ISABELLA COUN,:Y 1964-1982. i I I 2,000 1,570 l.'2.70 11074 qqq 64 69 74 ~EAR. FIGURE VII-1 78 1,010 82. �AVERAGE FARM Slz.E" ISABELLA COUN1Y 1g64-1982. !if 202 1.00 190 '"' l'l B lb4- w ~ ~ 100 u <( _1 64 69 74 ~EAR FIGURE VII-2 78 82. �I AVERAGE FARM v'ALUE"" ISABELLA COUN"'I:Y l l I l l l l 1g64-1985 200 192,317 ~... 1'50 071 ISO 0 ~ UI i ~8 \00 ;q,o~, 50 40, 102.. .31) 3q7 64 FIGURE VII-3 69 78 82 85 NOTE: 1985 FIGURES ARE ESTIMATES BASED ON STATEWIDE AVERAGES. SOURCE: MICHIGAN AGRICULTURAL STATISTICS 1985, MICHIGAN DEPARTMENT OF AGRICULTURE. �r AVERAGr;;VALUE PER ACRE OF=" FAR\v1LAND f ISABELLA COUNT.Y 1964-1985 r r $932.. ~ r r r $~o~ $745 F $415 $244- • $1q3 • • 64 69 74 78 82. 85 ~EAR • FIGURE VII-4 NOTE: 1985 FIGURES ARE ESTIMATES BASED ON STATEWIDE AVERAGES. SOURCE: MICHIGAN AGRICULTURAL STATISTICS 1985, MICHIGAN DEPARTMENT OF AGRICULTURE. �i TOTAL FARMLAND ~AGE I ISABELLA cou~ 1g64-J982. 0 i I i I ~ 260 §~ 250 2.S3,05S X '-' 240 230 2:lD 2o4407 64 69 74 ~EAR FIGURE VII-5 78 82 �- r TOTAL CRDPLAND ACJ2.rc.Ae£ r ISABELLA COUITTY 1964-1982 r ft ~ r r r r r r r \90 § 180- c:-- I S3,.0l7 ,.. ~ 170- Q ~ 160 ~ 150 g 140 <! ..J 155'\SO 157,150 ~ 130 120 64 69 78 FIGURE VII-6 = 82. �Table VII-1 Isabella County Agricultural Statistics 1964 - 1982 1964 1969 1974 1978 1982 253,055 208,663 204,407 201,906 200,872 1,570 1,270 1,074 999 1,016 161 164 190 202 198 Average Farm Value $31,397 $40,102 $79,031 $150,071 $192,317 Average Value/Acre $ $ $ $ $ Total Cropland (acres) 183,017 157,624 155,980 157 , 150 159,774 Market Value of All Farm Products (X $1,000) $14,753 $14,209 $26,868 $ 32,321 $ 41,234 Total Farmland (acres) Number of Farms Average Farm Size (acres) Source: 193 U.S. Census of Agriculture 89 244 415 745 982 I I I I �f J r Table VII-2 J , J , , , , , , , , , , Isabella County Crops Harvested 1982 Crop Acres 'Quantity Corn for grain or seed 41,941 3,381,402 bushels Corn for silage 14,455 159,195 tons Dry beans 17,094 188,559 cwt Soybeans 13,255 320,092 bushels Wheat 10,568 459,299 bushels Oats 8,786 506,329 bushels Barley 1,088 59,409 bushels Source: U.S. Census of Agriculture 90 �C. Methodology The purpose of this methodology is to identify Isabella County's best farmland that should be maintained for continued agricultural production. Isabella County is by no means the first community to attempt such a project. Similar studies have been undertaken by communities throughout the nation at various levels of sophistication. A common denominator of all these studies is, however, the identification of the major factors that influence the suitability of land is for farming. The methods used here are borrowed from the Monroe County Planning Department and the Washtenaw County Metropolitan Planning Commission. 1981, respectively. These counties prepared similar studies in 1985 and The methods also rely heavily on the guidelines provided in Saving Farms and Farmlands (Toner, 1978) and the National Agricultural Land~ Study (Toner, 1981). The basis of this methodology is an analysis of three fundamental factors that have a direct influence on the ability of a parcel to support farming. These characteristics represent a combination of physical, social, and economic conditions. They are not meant to be exhaustive, but they do represent important factors that have a direct influence on the suitability of land for farming. and easy to use. 1. Furthermore, the data employed here are readily available The methodology is described in more detail as follows. Prime Farmland Soils The Soil Survey of Isabella County was completed in 1985 by the U.S. Department of Agnculture. The soil survey identifies 21 individual soil types in the county that are considered very well suited for farming. Prime farmland soils are defined as those best suited to producing crops. Such soils have properties that are favorable for the economic production of sustained high yields of crops. These soils need only to be treated and managed using acceptable farming methods. In essence, prime farmland soils are those that are the best to cultivate, from both an economic and environmental standpoint. It should be noted that soils classified as prime are not necessarily in agricultural usage. Prime soils cannot include urban and built-up land, or water areas. 11 91 11 I I I I I I �r r r' r In Isabella County, the 21 prime farmland soil types compose 166,435 acres, or about 45 percent of the county's total land area. exception of one soil type, all of the prime soils are capable of producing 90 bushels or more of corn per acre. Prime farmland soils are shown in Figure VI I- 7. 2. Parcels Enrolled in Public Act 116 Public Act 116, the Farmland and Open Space Preservation Act, was signed into law in 1974. Act 116 signed into law in 1974. Act 116 enables a landowner to enter into a development rights agreement with the state. The landowner 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 (minimum of ten years). To qualify, the farm must be 40 acres or more in size, have a gross annual income of $200 or more per tillable acre, or be a designated specialty farm. Enrollment in Act 116 is considered an important factor because it indicates a commitment by the land owner to maintain his property for farming for at least ten years. Act 116 lands in Isabella County are shown in Figure VII-8. J ',J , r , , , , , , , , With the 3. Existing Farmlands Land that is currently being used for farming was the final factor that was considered as part of this study. This criterion was selected because it also demonstrated an obvious commitment to farming. This information was obtained by reviewing the Current Use Inventory maps prepared for the county as part of the Michigan Resources Inventory Program. D. Important Farmlands Idehtific~tion Composite maps for each of the factors just described were prepared using county base maps. This method was used to identify the agricultural lands with the strongest physical and socio-economic characteristics. Based on this process, farmlands were divided into the two categories described below. To be placed in either category, an area had to be in existing agricultural usage. 1. Primary Farmland: This category includes land with the strongest physical and socio-economic characteristics. Farmlands within this class are located on prime agricultural soils, or they are enrolled under Act 116, or they meet both these criteria. 92 �l 2. Secondary Farmland: This category essentially includes all other existing agricultural land. Farmlands in this class are not located on the most productive soils, and they are not committed to agricultural use under Act 116. The primary and secondary farmlands identified in this manner are shown in Figure VII-9. Land use policy recommendations and other farmland management considerations are discussed in subsequent sections of this plan. l l l 1 I I I I I I I 93 �' 'f •f ,- ' ' ' ' 'J D5C~OLA f,1..A DWIN co. co 0 V B,l2o D t-,1 FI f L t> J J ~ , MONTCAL~ c.o. co SOURCE: U.S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION DISTRICT PRIME FARMLAND SOILS FIGURE VI 1-7 ISABELLA COUNTY. Ml CH fGAN �, r GU. t)WI N - + - - - - - - - - - 1 ~ - - - - - - ~ - - - - - = - - - + - ~ ~ ~ - - - - - - - - + - CO. ()5C~OLA co. .. ,~ J ~ J , , ~ , , , IJ 1 CLAP-£ I I C...~ LDW ,AT~P- ... ,. v~ ~/lltfwiJ I ►- I GILl"'\ORf; J Q u I ACT 116 LANDS MONTCALM C,O. ISABELLA COUNTY, MICHIGAN �KEY }f!ffj)!!f ::::::.:.·•,•.· POTENTIAL PRIMARY FARMLANDS ]~~ POTENTIAL SECONDARY FARMLANDS . MONTCALt.1 ,. CO. Gr;2:.AT10'f C.O. ISABELLA COUNTY FARMLANDS FIGURE VI I-9 ISABELLA COUNT'{, MICHfGAN �r r r ' 'i ISABELLA COUNTY COMPREHENSIVE PLAN VIII. THE LAND USE PLAN Prepared by: EAST CENTRAL MICHIGAN PLANNING AND DEVELOPMENT REGION in conjunction with the ISABELLA COUNTY PLANNING COMMISSION and the ISABELLA COUNTY DEPARTMENT OF RESOURCE MANAGEMENT 97 �r r r r r r r r r r r I VIII. A. THE LAND USE PLAN General Concepts Before the future land use plan and map is presented in detail, it is useful to identify the underlying concepts that have directed the plan's development. Overall, the major consideration is the desire to adequately provide for additional residential, commercial, and industrial development while also providing for conservation and, where necessary, preservation of the resources and rural character that make Isabella County an attractive place to live. In keeping with this broad goal, the plan attempts to provide a flexible approach to future development. Instead of delineating rigid boundaries for every type of land use, this plan focuses on a much more policy-oriented approach. In this way, the plan is a statement of the general intentions of the community regarding development issues and is intended to serve as a useful guide in day-to-day decisions. Through this policy orientation, the plan is specifically designed to avoid the naive practice of limiting future options by trying to prescribe the future in too much detail. Also, the plan incorporates the concept that concentrated housing, commercial activities, and industries should be located in established trade centers. Trade centers in Isabella County are mainly Mt. Pleasant, Shepherd, Rosebush, and the unincorporated communities of Beal City, Blanchard, Loomis, Weidman, and Winn. By attempting to direct growth to certain trade centers, higher costs of government can be avoided. Services such as police, fire, water, sewer, and road improvements can be delivered more efficiently and economically to concentrated areas, rather than attempting to spread them over the entire county. The trade center concept does not mean that a rural lifestyle should be discouraged. It merely makes a distinction between the 98 �levels of public services that can be provided. With this broad framework in mind, the general concepts of the Isabella County Plan are outlined as follows: 1. It is desirable to preserve the county ' s best farmlands for agricultural production. This requires identification of the best farmlands based on a set of reasonable criteria. 2. The Chippewa River is a dominant natural feature and recreational resource. However, there is no coherent plan to provide for the management of this resource. Therefore, it is desirable to identify the Chippewa River system as a potential river management corridor that will enhance the county's recreation planning efforts. 3. The primary residential area will continue to be the City of Mt. Pleasant, with additional development occurring in adjacent Union, Chippewa, and Deerfield Townships. 4. Secondary residential concentrations will be found in the Villages of Shepherd and Rosebush, and the unincorporated communities of Beal City, Weidman, Winn, Blanchard, and Loomis. 5. The county's major inland lakes will continue to be attractive for the development of both seasonal and year-round residences. Because of their unique character and the problems associated with intensive development, special management techniques and land use controls are desirable for these lake resort areas. 6. Locations for additional residential development in the out-county areas should be considered in terms of existing land use, major road access, and demands for public services. 7. The primary commercial trade center will continue to be Mt. Pleasant. Secondary commercial centers will be located in Shepherd and Rosebush. Additional small-scale commercial centers to serve the out-county areas would be appropriate in Beal City, Weidman, Winn, Blanchard, and Loomis. 8. The primary center of industrial activity will continue to be Mt. Pleasant and the immediate vicinity. In this activity center, the sites available for industrial use are concentrated in the organized industrial parks found in Mt. Pleasant, Union Township, and Chippewa Township. 9. Additional industrial development might be appropriate near existing industry in Shepherd, the Lake Isabella area (Broomfield Twp.), and the Blanchard area (Rolland Twp.) 99 I I I I ' �r r r r r ' r 10. In all cases, potential locations for industry should be considered in terms of the capacities of transportation systems, availability of adequate public services, and overall compatibility with existing land uses. Based on these general concepts, the following sections discuss the categories that are expected to comprise the major future land uses in Isabella County. The areas proposed for the locations of these uses are shown in Figure VIII-1. B. Agricultural Lands Agriculture is expected to remain the dominant land use in Isabella County for the forseeable future. In the most general sense, agricultural lands are those where there are existing farming operations on productive soils. In the preceding Section VII, Isabella County farmlands were divided into two categories: primary and secondary. Primary farmlands are those that possess the strongest physical and socio-economic characteristics for ayriculture. Lands within this class are located on prime agricultural soils, and/or they are enrolled under Act 116 Farmland Agreements. Secondary farmland essentially includes all other land presently used for agriculture. Farmlands in this class are not located on the most productive soils, and they are not committed to agricultural use under Act 116. The agricultural lands identified in this fashion showed the greatest concentrations of primary farmlands in Wise, Vernon, Denver, Isabella, Nottawa, Union, Chippewa, Deerfield, Lincoln, and Coe Townships. While this information is useful, it must be stressed that this represents only a preliminary analysis of the county's farmlands based on fairly simple criteria. However, this does sugyest the desirability of taking certain steps to ensure the continued viability of Isabella County agriculture. Identifying the county's most important farmlands represents only the 100 �first steps toward retaining these essential resources. The next step involves the development of specific programs to effectively preserve these areas. To be successful, any agricultural preservation program must consider the social, political, and economic context within the area involved. Such programs must clearly have the support of the farming community and the local governments in the effected areas. The Implementation Section of this plan will provide some recommendations on how a successful agricultural preservation program could be developed in Isabella County. C. Inland Lake Districts Isabella County contains a significant number of inland lakes that are heavily used for recreation and that are the focus of both year-round, and seasonal home development. The major natural lakes include Coldwater, Littlefield, Stevenson, and Halls. I I • Artificial impoundments include Lake Isabella, Lake-of-the-Halls, Windoga Lake, and Manitonka Lake, all located within the northwest part of the county. These lakes will continue to provide attractive sites for recreation opportunities and residential development. Such deve~opment pressures create problems for lake water quality management. Therefore, it will be desirable to develop special management techniques and land use controls for the lake areas. Recent studies have strongly indicated that local controls should be based on lake management studies and plans. Some approaches to developing this type of planning process will be noted in the Implementation Section. D. Primary Trade Center This area includes the City of Mt. Pleasant, Central Michigan University, and portions of surrounding Union Township. The area will continue to function as the county's center of residential, commercial, and industrial 101 ■ ■ • • • • �I I r i i development. As an urban center, the area will continue to be dominant in terms of population as well. Based on current projections, the city, University, and township will contain just less than half (48 percent) of the total county population during 1986 - 2005. This is a slight decline from previous years (54 percent in 1980) because of the expected decrease in CMU enrollments from their current peak. However, the city and Union Township are expected to continue growing at a slow, steady rate. r In order for the anticipated growth of the primary trade center to occur in a rational manner, it is apparent that cooperative decision making will be r required by the county, city, University, and Union Township. E. Secondary Trade Centers Secondary trade center areas are represented by the incorporated Villages of Shepherd and Rosebush. The major uses expected in these areas are a mixture of residential housiny types and densities, local retail stores, and related commercial activities. also be expected. Some modest expansion of light industry may Rosebush is served by a wastewater stabilization lagoon, and water is supplied by individual residential wells. Shepherd is served by both public water and sewer systems. F. Rural Trade Centers These areas include the unincorporated communities of Beal City, Blanchard, Weidman, Winn, and Loomis. Future land uses expected in these areas are mainly low density residential, small-scale local retail establishments, and some commercial service-oriented businesses. Morbark Industries, a manufacturer of forest industry equipment, is located in the Winn area and is expected to continue its operations there. 102 Other agriculture �,and forest related industries could potentially develop in the rural trade centers provided that the firms are fairly small and do not introduce the need for costly public improvements. None of the rural trade center areas are served by public water or sewer systems. G. Community Facilities The Isabella County Building will continue to be the major county-owned public building. officers. This structure will house most county departments and During the planning process, the Sheriff Department has provided comments indicating its desire to remodel and expand its present facilities. The County Multi-Purpose Building, housing the Commission on Aging and the Senior Center, will continue to be available. In another area of public services, the county plans to construct a new r r I I I ,r ,- Type II landfill on a portion of the 120-acre site in Deerfield Township where the present landfill is located. This will enable the county to meet its short-term solid waste disposal needs. In regard to long-range waste management strategies, the county is contemplating potential waste-to-energy facilities in conjunction with source separation and \ecycling programs as future alternatives. These resource recovery planning efforts are being conducted on a multi-county (regional) basis in cooperation with Bay, Gladwin, and Midland Counties. In addition, Isabella county is a participant in the Central Michigan Solid Waste Committee that has been established through the Central Michigan District Health Department. The overall goal of these planning efforts is to develop an effective solid waste management system that is capable of meeting the long term disposal needs of a diverse multi-county area. The only county-owned utility is the water supply system that serves 103 f 'J f , �Forest Subdivision No. 2 in the Lake Isabella area. This system currently services 75 dwelling units with a total population of about 225. There are no current plans to expand the service area, but the system has the potential for expansion if the need arises. At the local government level, there is presently a major interest in developing a water system in Union Township. Alternatives under consideration are construction of the Township's own system or construction of a system in cooperation with the City of Mt. Pleasant. In the past, sewer lines have been extended from the city into portions of the township. There is also the potential for the development of a wastewater treatment system to serve the Lake Isabella area in Sherman and Broomfield Townships. The future status of this project is largely dependent on financial considerations. In addition, the township halls will continue to be important local community facilities. These are expected to remain stable within the long-range planning context. At the time this plan was prepared, a project being undertaken is the construction of a new Mental Health Building in Mt. Pleasant. This facility will be operated by the Central Michigan Community Mental Health Services. Construction is being funded under the County Building Authority. In Mt. Pleasant, the Kinney School Building has come to function as a multi-purpose community building for programs such as adult education and day care. However, there is also local interest in reopening the facility as an elementary school. H. Parks and Recreation Areas State recreation land holdings in Isabella County are represented by the 1,787 acre Gladwin Area State Forest in Denver Township and 160 acres of the 104 �I Edmore State Game Area that are located in parts of Rolland and Fremont Townships. Two small public access sites are also in state ownership at Stevenson and Littlefield Lakes. These state recreation lands are expected to remain stable for long-range planning purposes. The Isabella County Parks and Recreation Commission will continue to operate the four major county parks. Two of these, Deerfield and Meridian, provide major access to the Chippewa River for recreation users. Additional river access sites have been identified as a need by the Parks and Recreation Commission in the 1986 Comprehensive Park and Recreation Master Plan. Accordingly, the county has identified the development of the Ranney Well Site for river access as a priority item in its 1986 action program. This site is owned by the City of Mt. Pleasant and will be developed in cooperation with the city. The site is strategically located about midway on the river between the county-owned Meridian Park and the city-owned Mill Pond Park. Future plans call for the acquisition and development of four additional Chippewa Rivre access sites during 1987 - 90 at locations not yet determined. A major problem confronting future recreational use of the Chippewa River is the continuing development of the watershed for residential uses, especially along the M-20 corridor in Deerfield and Chippewa Townships. On one level, this type of development can result in the loss of open space that is well suited to public recreation. On a different level, intensive development can cause the river to lose its rural, scenic qualities, even if adequate access is provided. For these reasons, it is desirable for the county to consider implementing river corridor management techniques and land use controls to achieve the objective of preserving portions of the Chippewa River as a scenic and recreational resource. A potential location for a river management corridor had been shown on the Future Land Use Map. 105 This issue I I I I I I I I I I 'I '- �will be discussed further in the following section of this plan. I. Other Cbnsider~tions The land use plan and accompanying map have identified only the major land uses expected by the county and proposed locations for these uses. Portions of the county not otherwise classified include additional farmlands, wooded areas, wetlands, and areas of dispersed residential development. Future uses of these areas may be expected to include continued farming operations, limited rural residential development neighborhood-scale retail businesses, and small-scale manufacturing activities. Because of the flexible, policy-oriented approach taken by this plan, it is not necessary to assign fixed locations for every potential use. Instead, future development issues will be considered in relation to the Goals and Objectives that have been formulated in Section VI. The following section discusses the various approaches and programs available for implementing this plan. 106 �r r r r r r r c..o LDW ATE:. 12. XEY r [SJ [j] [.] r ~ INLAND LAKE AREAS ID POTENTIAL PRIMARY FARMLANDS [i MAJOR PARK and RECREATION LANDS: COUNTY &STATE ~ POTENTIAL CHIPPEWA RIVER MANAGEMENT CORRIDOR Ci V r r J J J J I I -----~ I I I ~~ Roll.AND MONTCALM □ I co. G~Tt6'f co. PRIMARY TRADE CENTER SECONDARY TRADE CENTER RURAL TRADE CENTER ALL OTHER RURAL LANDS FUTURE LAND USE ISABELLA COUNTY, MICHIGAN FIGURE VIII-1 �' i i i ' 'r r r r r r r r r r ISABELLA COUNTY COMPREHENSIVE PLAN IX. IMPLEMENTATION Prepared by: EAST CENTRAL MICHIGAN PLANNING AND DEVELOPMENT REGION in conjunction with the ISABELLA COUNTY PLANNING COMMISSION and the ISABELLA COUNTY DEPARTMENT OF RESOURCE MANAGEMENT 108 �IX. A. IMPLEMENTATION General Considerations To successfully implement any plan, the plan itself must be a realistic reflection of the character and aspirations of the community. If a plan has these characteristics, then it has already become part of the implementation process because it describes a future environment that is realistically available. Isabella County's plan does not envision dramatic change. In fact, the plan seeks to protect the resources and character that are associated with the county's quality of life, and to also adequately provide for future growth and development. The preparation and adoption of this Comprehensive Plan places Isabella County in a good position to direct future development~ The plan is intended to be a viable working document that provides county decision makers with a clearly stated set of goals and objectives for the future. Therefore, the text and accompanying maps in this document should be consulted whenever a land use issue needs to be resolved. At the same time, however, the plan retains a high degree of flexibility. Furthermore, the plan avoids any attempt to portray the future in narrow terms. As such, the Isabella County Plan is written to anticipate change. However, simply having a plan is not enough - it must be put into effect. In this regard, the key consideration is public education. It is essential that the County Board, Zoning Board of Appeals, Zoning Administrator, all ~ounty personnel, all government units, and the public understand the objectives of this plan. Plan implementation requires the continuous efforts of the county's decision makers and the support of the public. Toward this end, the Planning Commission should take the initiative for promoting its 109 �activities to government bodies and the public. Beyond these broad considerations, there are a number of specific steps that need to be taken to successfully implement this plan. These are discussed in the following sections. B. The Need for Cooperative Planning Isabella County is composed of one city, two villages, sixteen townships, and one tribal government. In addiditon, Central Michigan University should be recognized as a special entity because of its size and status as a major state institution. Decisions made by any one of these local units can have major county wide impacts. For this reason, there clearly needs to be a basis for cooperative planning efforts. On the simplest level, such cooperation can be established by the various bodies informally reviewing each other's plans and proposals. For example, the County Planning Commission should review Mt. Pleasant's updated Master Plan, which is now in preparation. In other areas, advisory committees should be established to address various special issues of countywide significance. Good examples of this include planning for transportation, health services, and farmland preservation. Ideally, such committees should be composed of representatives from the County Planning Commission, appropriate county departments and related agencies, the local units, and the community. The county should take the lead role for establishing these types of working arrangements. To extend the concept of cooperative planning a bit further, it is highly desirable to consider many current issues on a multi-county basis. Examples of areas that have regional significance include major transportation corridors, large health care facilities, extensive recreation areas, solid waste disposal facilities, and water quality management concerns. 110 I I I I I I '' I I I I �In this regard, the Midland County Planning Commission has suggested several areas of concern that may be appropriate for intercounty planni ng cooperation between Isabella County and Midland County. These areas are as follows: 1. The Chippewa River Corridor System. 2. M-2O Highway and Saginaw Road (Old US-1O) Corridors. 3. Farmland Preservation and Forested Land Protection. 4. Solid Waste Management As a starting point, the two planning commissions should hold some discussions to identify mutual goals and to examine ways of pursuing these goals cooperatively. C. Farmland Issues Several programs have been developed within the State of Michigan at both the state and the local level for the purpose of preserving prime agricultural land. On a state-wide basis, the most significant program is the Farmland and Open Space Preservation Program, commonly refered to as Public Act 116. This program provides agricultural property owners with ta~ advantages for agreeing to continue to use their property for specified agricultural purposes for a given period of time. Michigan also recently enacted right-to-farm legislation that gives farmers protection from litigation by adjacent non-farm land owners who find particular aspects of farming either annoying or a nuisance. At the local level, farmland preservation efforts consist largely of the development of agricultural zoning districts. are discussed in more detail below. 111 Each of these programs �-, 1. Farmland and Open Space Preservation Program (P.A. 116) Concerned about the alarming rate of farmland conversion, the State of Michigan enacted this program in 1974. In order to be eligible for inclusion in this program, the property under consideration must meet certain requirement. The farm must have a minimum total size of 40 acres. Farms between 5 and 40 acres may also qualify, provided that they have a gross annual income of $200 per tillable acre. Specialty farms which meet the requirements of the Michigan Department of Agriculture may also qualify for the program if their gross income is $2,000 or more. These agreements run for a minimum of ten years and entitle the landowner to several benefits. Parcels enrolled in the P.A. 116 program may be exempted from special assessments for sanitary sewers, water or street lights. The property owner may also claim the amount by which the property taxes on the enrolled acreage exceed seven percent of his household income on his Michigan income tax. For those parcels enrolled in the open space program, the property is reappraised and the difference between the current market value of the unrestricted property and the value of the property is used to calculate the direct tax saving. The Farmland and Open Space Preservation program has proven to be fairly successful among property owners and a direct result of that popularity has been a reasonable successful tool for minimizing the extent of farmland conversion throughout the State of Michigan. Since its inception in 1974, a total of 17,500 property owners have entered into contracts with the State of Michigan effectively enrolling approximately 3,550,000 acres in the program. 2. Right-to-Farm Act In 1981, the Michigan legislature passed "right-to-farm'' legislation, the intent of which is to give farmers some protection against nuisance suits filed by adjoining non-farm property owners. The legislation itself is meant to be non-regulatory in nature and is intended to establish a general policy regarding the relationship of agricultural land to non-agricultural land. The intent of this bill is clearly expressed in the following passages taken directly from the legislation. Sec.3(1) A farm or farm operation shall not be found to be a public or private nuisance if the farm or farm operation alleged to to be a nuisance conforms to generally accepted agricultural and management practices according to policy as determined by the director of the Department of Agriculture. (2) A farm or farm operation shall not be found to be a public or private nuisance if the farm or farm operation existed before a change in land use or occupancy of land within one mile of the boundaries of the farmland and before such change in land use or occupancy of land the farm operation would not have been a nuisance. 112 , l J ' 'J J J J r r r r f �The ultimate impact and overall effectiveness of this legislation will depend on court interpretation of the act, especially the concept of "generally accepted agricultural practices''. This legislation does, however, reµresent another positive step towards the development of a comprehensive agricultural preservation program for the State of Michigan. 3. Agricultural Zoning State actions not withstanding, the real battle for the preservation of farmland is being determined at the local level. Any attempt to preserve farmland requires the ability to control the use of land, especially the encroachment of urban uses into existing agricultural areas. Within the State of Michigan, the authority to control land use has been allocated to local units of government in the form of zoning. The ability of a local unit of government to preserve farmland, therefore, rests heavily on the requirements of their local zoning ordinances. 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 future urban development. Also, somewhat ironically, farmers themselves often represent obstacles to the establishment of effective agricultural zoning districts. A farmer may not wish to preclude an opportunity to sell his property for non-farm development a a future date through the imposition of strict land use controls. Finally, zoning changes at the local level are often relatively easy to obtain, thereby diluting the intended effectiveness of an agricultural zoning district. The ability of a local community to restrict development through the establishment of agricultural zoning districts rest largely on two major factors: 1) the exclusion or near exclusion of non-farm land uses within agricultural districts; and 2) the establishment of sufficiently large minimum lot sizes to discourage the development of single family homes in agricultural areas. 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 non-farm 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. 113 �-, This particular problem is compounded by the State of Michigan'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 ten acre limit and are often long and narrow. Such parcels frequently have unsuitable access, may have limited useage, or result in misuse of prime agricultural land. Any attempt to develop an effective agricultural zoning district needs to recognize the dynamics and realities of the private land development market and the interest of many farmers to split off several acres of his property for the eventual development of non-farm related single family homes. The integrity of the agricultural zoning district and the needs of the property owner can be balanced by allowing for a limited single family residential development. This can be effectively accomplished by developing a sliding scale whereby the number of permitted single family units is based on the size of the existing agricultural parcels. Larger parcels are allowed more lot splits than smaller parcels. The sliding scale technique is made more effective when it is accompanied by a requirement that these non-farm residential units be clustered together in a specific portion of the original parcel. This helps maintain the integrity of tne agricultural district. 4. Conclusions The importance of Michigan's prime agricultural acreage to the economic well being of the entire state in general and to Isabella County in particular is a well established fact. Given this importance, the development of programs to preserve this agricultural land should be apparent. The State of Michigan recognizes the importance of agriculture to the state and has developed a number of programs which are intended to help maintain the viability of agriculture. The Farmland and Open Space Program, the Right-to-Farm Act and the identification of food processing as a target industry by the Michigan Department of Commerce each represent positive steps forward in the maintenance and preservation of Michigan's most productive agricultural land. These existing state policies could be enhanced by the revision of the state's subdivision regulations to modify existing land subdivision proactices which help promote the conversion of prime agricultural land to non-farm uses. The Isabella County Planning Commission can help facilitate the preservation of farming through the following actions: 1. Encourage the adoption of more effective agricultural zoning districts that discourage the development of non-farm single family · residential units. 2. Encourage local communities to develop land use plans that give a more prominent place to agricultural land. 114 , J 'J f J J J J r r 'r r r r �3. Discourage the premature extension of public water and sanitary sewer lines into those areas of the county that are characterized by the most important agricultural lands. 4. Discourage the rezoning of agricultural land to non-farm uses. 5. Encourage property owners to enroll prime agricultural land into the P.A. 116 Farmland and Open Space Preservation Program, and continue monitoring the amount of farmland in Isabella County that is enrolled in the program. 6. Work with Middle Michigan Development Corporation and the Mt. Pleasant Area Chamber of Commerce on the expansion of existing agricultural-related businesses and the development of new agribusinesses. 7. Work with the Isabella County Cooperative Extension Service and the Isabella County Soil and Water Conservation District on farmland preservation issues. These actions collectively form a general policy framework for the Planning Commission's continuing involvement with farmland issues. A more specific short-term action that the Planning Commission should consider is the preparation of a farmland protection plan. One of the fundamental considerations in developing such a plan is the determination of which farmlands to protect. It must be stressed that this plan only discusses potential farmland classifications in a preliminary fashion. A more careful evaluation of Isabella County's agricultural lands must be made so that all the most important farmlands can be identified. Clearly, a farmland protection project as suggested here must have the direction and support of the agricultural community. As a first step, the Planning Commission should request the assistance of the Soil Conservation Service and Cooperative Extension Service in developing a farmland protection program. These agencies can help in the formation of a local agricultural advisory committee or similar group. In addition, the Soil Conservation Service can provide technical assistance in the identification of the County's important farmlands. 115 �r D. The Chippewa River Corridor r The Chippewa River presents a unique opportunity to create a river recreation system with statewide significance. Midland County recently prepared a River Corridor Study (1984) that contemplates the development of such a recreation system in cooperation with Isabella County. That study notes the following potential elements of an inter-county system: 1. Over 50 miles of uninterrupted flow through Isabella and Midland Counties. 2. A relatively clean river, fishable and canoeable throughout the ice-free period. 3. A system of parks and access points along the river 1 s length. 4. Coordinated land use protection along the entire river. 5. Highway access from anywhere in the state 6. A pleasant scenic environment with large acreas of forest, farmland, and wooded river edges and varying topographic relief. Also, a coordinated recreation system would provide a tourism-oriented link between the Mt. Pleasant and Midland downtown areas. I I I I I I I I The framework for developing such a River Recreation System has already been established in Isabella County with the existing Deerfield and Meridian County Parks. The acquisition and development of several more access sites has been proposed. Further efforts to develop a Chippewa River Recreation System should be initiated by the Parks and Recreation Commission and coordinated with the Planning Commission. In addition, portions of the county 1 s other major rivers and scenic areas may be considered for management in this way. E. ' ' 'I I Inland Lake Issues As is many parts of Michigan, Isabella County's inland lakes will continue to provide attractive sites for seasonal and year-round homes, water-based recreation, and related water front uses. 116 For any lake, however, I �these developmental pressures also create the potential for water quality degradation and impairment of recreational experiences by overuse of both the lake surface and the shoreline areas. To many lakefront property owners, the major problem regarding increased waterfront use concerns "keyhole" ( "funnel 11 ) development. Keyhole de 11el opment is the use of a waterfront lot as common open space for lake access for a larger development located away from the waterfront. This results in potentially greater lake use than would occur if the lot was used for a single family residence. Keyholing occurs through the purchase of a waterfront lot by an owner who then grants access by license, easement, or a share in ownership to other backlot owners. Many ownership or easement combinations are possible under Michigan law. If left uncontrolled, a proliferation of keyhole developments could drastically alter both the surface use characteristics and appearance of a lake. As surface water use increases, so do concerns about shore erosion, property values, water pollution, noise, and conflicts between various users such as boaters, swimmers, and fishermen. For these reasons, waterfront owners are more frequently suing to protect their riparian rights and, in some cases, local governments are attempting to regulate keyhole development. In Michigan, a number of local governments have prepared keyhole development ordinances, mainly at the township level. The keyhole provisions have largely been provided as amendments to the local zoning ordinances, but free-standing ordinances have also been developed in some cases. ·A detailed analysis of all the local approaches to keyhole regulation is not attempted here. For such a treatment, readers should refer to the excellent review articles by Wycoff (1985 a, b). It is sufficient to say that all the approaches either focus on controlling access to the lake to minimize 117 �f r conflicts, or they also focus on the recreational/open space uses of the I waterfront access lots. r r r r This is attempted by establishing minimum lake frontage requirements and by regulating the number of docks or launching facilities per lot. Some ordinances go further still and attempt to establish a hypothetical "carrying capacity" or "load limit" for a lake through a mathematical formula. While there is a wide range of local approaches, all of the existing ordinances recognize that lake access is the issue that must be attacked to achieve the regulatory objective. However, there is no clear indication at this time if any of the f ordinances could withstand judicial scrutiny if they were subjected to litigation by an unhappy landowner or developer. Therefore, local governments are cautioned that they are venturing into unfamiliar territory if they contemplate preparing keyhole ordinances. Based on the various ordinances and related court cases, the clearest single implication is that, to be effective and legally defensible, ordinance should be based~~ lake management plan. a keyhole The quality of an inland lake is a reflection of all the activities occuring within the lake's watershed. Therefore, a lake management plan should consider all the land and water use issues within the entire watershed. Keyhole development is clearly within this scope of issues and should not be addressed in isolation. It is difficult to envision a single county-wide plan that would adequately address all the local issues for each of Isabella County's lakes. The ideal situation would be for the municipalities in the affected areas to develop their own ,local plans. However, there are major obstacles to this approach due to a lack of detailed information for each lake and a lack of money for such studies. As a result, there is a need to develop cooperative arrangements involving the state, local governments, and the county. 118 In r r r r r �particular, this will require the active involvement of several divisions of the Department of Natural Resources, the local health department, the local soil conservationist, and all related municipal and county departments. As a first step toward the effective management of its inland lakes, Isabella County should investigate all sources of state and local technical assistance that are available. Central Michigan University should be considered as a source of local water quality data and potential technical assistance. This information should be compiled by the county and made available to the local units. F. Local Planning and Zoning Zoning will be the primary legal tool for the implementation of this plan. For this reason, it is important to note the status of local planning and zoning activities, and their overall relationship to this plan. Isabella County has zoning jurisdiction for eleven of the sixteen townships. Specifically, the following local units are covered by the County Ordinance: Vernon Coldwater Gilmore Nottawa Isabella Denver Broomfield Deerfield Rolland Fremont Lincoln The following five townships administer their own local ordinances as provided for in the Township Rural Zoning Act (Act 184 of 1943, as amended): Wise Sherman Union Chippewa Coe The local zoning patterns established in these townships were considered during the County Plan's preparation by reviewing their current zoning district maps. In addition to these township ordinances the City of Mt. Pleasant and Villages of Shepherd and Rosebush administer their own zoning as 119 �enabled by Act 207 of 1921, as amended. In contrast to zoning, local land use planning activities are very limited in Isabella County. is now being updated. The City of Mt. Pleasant has a master plan which Union Township has been working on preparing a master plan, but has not yet adopted one. Broomfield Township also has a draft master plan in progress and is considering the development of its own zoning I I I ordinance in the future as well. Considering the status of local planning and zoning, the following recommendations are made to help strengthen local planning efforts and to avoid overall conflicts with the County Plan: G. 1. The County Planning Commission should encourage the local units to prepare and adopt land use plans that will help reinforce this plan and address special local concerns. 2. The Planning Commission should review all township plans as described in No. 1. This is required by Section 8 of the Township-Planning Act (Act 168 of 1959). 3. The Planning Commission should review the City of Mt. Pleasant Master Plan when it becomes available. 4. The Planning Commission should review all zoning amendments proposed by the townships that administer their own ordinances. This is required by Section 10 of the Township Rural ·zoning Act (Act 184 of 1943, as amended). Revision F f J r .9.f. the County Zoning Ordinance As previously suggested, the County Zoning Ordinance will be the primary legal tool for implementation of this plan. For this reason, it is extremely important for the Planning Commission to thoroughly review the existing ordinance. This should be done to identify revisions that are necessary to accomplish the objectives of this plan and also to alleviate problems that r r have been encountered while administering the present ordinance. Some recommended revisions are summarized here for further consideration by the Planning Commission. This list should not be considered exhaustive by lW -r �any means. It is based only on a brief review of the current ordinance. During the revision process, it is likely that other desirable changes will be found. It is important that the eventual changes are properly detailed and complete beyond the brief observations noted here. POTENTIAL REVISIONS TO THE ISABELLA COUNTY ZONING ORDINANCE 1. Organize the text so that all regulations concerning each district are identified in the regulations for that district. This information may be conveniently displayed on a series of charts. 2. Add some definitions that reflect current land use implications. 3. Consider replacing the single agricultural district with a range of agricultural zones along with appropriate definitions. 4. Revise the lists of permitted and controlled uses in the various districts where they are presently too broad or too narrow. 5. All of the special land uses are currently handled on a discretionary basis. It may be desirable to consider some of these on a non-discretionary basis with a clear set of standards provided in the text. 6. Consideration should be given to revising the controls for home occupation uses so that they reflect current lifestyles and community desires. 7. Consider revisions to the present junkyard regulations so that esthetics and visual impacts can be addressed more effectively. 8. Revise the provisions for Planned Unit Developments to develop more workable regulations. 9. Revise the zoning district map so that it is consistent with and aids implementation of the land use plan. 10. Other changes suggested by an intensive review of the contents, procedures, and experience of the County in administering the existing ordinance. 121 �H. Short-Term Implementation and Continued Planning The completion of this plan does not signal the end of the planning process. It is, in fact, only the beginning. It is impossible to anticipate every development proposal or land use issue that may come before the Planning Commission, and this plan makes no attempt to do so. County Plan is written to anticipate change. Instead, the Isabella The Development Goals and l I J Objectives stated in Section VI form the policy framework of the plan and should be consulted whenever a land use issue needs to be resolved. In addition, this plan should be continually reviewed to incorporate new or updated information as it becomes available. updated at approximately five-year intervals. The plan should be formally Furthermore, additional planning studies should be undertaken to expand on this plan's data base and address special areas in more detail. The Planning Commission need not be the J f r f lead agency for all such studies, but it should be actively involved in their development. Subject areas that need to be addressed in the near future are transportation and agricultural preservation. Finally, this plan attempts to establish a cooperative basis for continued planning that will involve all government units and appropriate agencies in county-level decision making. It must be remembered that it is the regular activity of planning, not the resulting documents, that is most important. To help initiate this process, some short-term implementation activities are suggested for the Planning Commission on the following page. 122 [ r J ' �r ISABELLA COUNTY PLANNING COMMISSION I SHORT-TERM PLAN IMPLEMENTATION EFFORTS Activities Approx. Dates Summer 1986 Initiate review of County Zoning Ordinance Fall 1986 Officially adopt the Comprehensive Plan. Present the Comprehensive Plan to the Board of Commissioners and seek their endorsement. Winter 1986-87 Review the Mt. Pleasant Master Plan. Investigate sources of lake management planning assistance. Hold a discussion of intercounty planning issues with the Midland County Planning Commission. Spring 1987 Hold an advisory meeting with SCS and CES regarding farmland issues Initiate advisory meetings with local governments and agencies. Summer 1987 Initiate farmland protection planning activities as needed. Fall 1987 Prepare draft of proposed Zoning Ordinance text and map changes; incorporate special areas such as farmlands and inland lakes. 123 �APPENDIX A: B I B L I OG R AP HY �BIBLIOGRAPHY DiNovo, F. and M. Jaffe. 1984. Local regulations for groundwater protection, Part I: Sensitive area controls. Land Use Law! Zoning Digest, Vol. 36(5), pp. 6-13. DiNovo, F. and M. Jaffe. 1984. Local regulations for groundwater protection, Part II: Source controls. [and Use Law! Zoning Digest, Vol. 36 (6), pp. 5-11. Isabella County Planning Commission. 1967. Comprehensive Area Water and Sewer Plan. Isabella County Planning Commission. County. 1969. A Comprehensive Plan for Isabella Isabella County Board of Commissioners. 1980 Revision. Isabella Couhty Zoning Ordinance. Toner, W. Zoning to Protect Farming: A Citizen•~ Guidebbok. of Agriculture, NaITonal Agricultural Lands Study, 1981. U.S. Department Toner, W. Saving Farms and Farmlands: A Cbmmunity Guide. American Planning Association, Planning Advisory Service Report No. 333, 1978. U.S. Department of Agriculture, Soil Conservation Service. Soil Survey of Isabella County, Michigan. 1985. --Wycoff, M. Inland lake keyhole development: An analysis of local zoning approaches, Part one. Planning and Zoning News, March 1985, pp. 6-12. Wycoff, M. Inland lake keyhole development: An analysis of local zoning approaches, Part two. Planning and Zoning News, April 1985, pp. 5-9. �APPENDIX P LAN R E V I E W A ND B: ADOP T I O N D O C U ME N T A T I O N �r \ r ' r r ISABELLA COUNTY PLANNING COMMISSION PUBLIC HEARING/ COMPREHENSIVE PLAN DRAFT June 16, 1986 A Public Hearing for the Isabella County Comprehensive Plan Draft and special Commission meeting was held on June 16, 1986 in Room 124 of the Isabella County Building, 200 North Main Street, Mt. Pleasant, Michigan. MEMBERS PRESENT: KatharineLindfors, Vice-Chairperson, Pamela WebbDriscoll, Evelyn Kent, Richard Sherbarth, Howard Quackenbush MEMBERS ABSENT: Wayne Husted, Chairman, Bernard Flint DIRECTOR PRESENT: Bruce E. Rohrer OTHERS PRESENT: Caroline Ramsey, Recording Secretary Doug Bell, E.C.M.P.D.R. The hearing was called to order at 8:11 p.m. by Vice-Chairperson Lindfors. NEW BUSINESS A. Contract - County Zoning Ordinance Revisions Mr. Rohrer discussed with the Commission crembers the future necessity of revising the County Zoning Ordinance. He advised that Pamela Webb-Driscoll has offered to research and gather data necessary to revise the current zoning ordinance for a fee of $6.00 an hour to cover expenses. Mr. Rohrer recommended that the Commission allow him to enter into a contract with Mrs. Driscoll to do this work for $6.00 an hour and not to exceed $360.00 and that the money be transferred from the Part-Time Planning Assistant Line Item to Contractural Services. Discussion followed. A motion was made by Richard Sherbarth and seconded by Howard Quackenbush to authorize Bruce E. Rohrer to enter into a contract with Pamela Webb-Driscoll for the purpose of researching and gathering data for revising the County Zoning Ordinance for a fee of $6.00 an hour but not to exceed $360.00 and that he make the necessary line item changes for payment, subject tothe concurrence of the County Prosecuting Attorney and County Board of Commissioners. Motion carried. PUBLIC HEARING/ COMPREHENSIVE PLAN DRAFT Doug Bell, E.C.M.P.D.R., presented a brief summary of the composition of the Plan Draft. Mr. Rohrer recommended that the primary trade center portion of - the Future Land Use Map be extended to Summerton Road to incorporate the M-20 commercial corridor where growth is taking place. Vice-Chairperson Lindfors opened the hearing to the public for their comments and/or recommendations. �Public Hearing/ Comprehensive Plan Draft Page 2 June 16, 1986 Jerry Cole, 1251 N. Shepherd Road (772-4158), was present and requested a copy of the Plan Draft. George Davidson, Gratiot County Commissioner, was present but stated that he did not have any comments/recommendations. Correspondence was received from Donald Schuster, Listening Ear Crisis Center, and Kathy David, County Commission on Aging. Mr. Rohrer advised that John Riley, D.S.S., contacted him and advised that he will forward comments later this week. Mr. Riley feels that the Plan needs to put more emphasis on Human Services. r r Mr. Rohrer advised that Dave Pasquale, City Planner, contacted him and advised that he will be forwarding written comments later this week. p Mr. Rohrer advised that Robert Caltrider, County Road Commission, contacted him and advised that he felt the Plan reflected the Road Commission's thoughts in regards to transportation. r r No other correspondence was received and there were no other people present to offer comments/recommendations. ADJOURNMENT A motion was made by Pamela Driscoll and seconded by Richard Sherbarth to adjourn the public hearing and special meeting. The hearing and special meeting was adjourned at 9:25 p.m. Howard Quackenbush, Secretary Caroline S. Ramsey, Recording Secretary r .r r �NOTICE OF PUBLIC COMMENT PERIOD AND PUBLIC HEARING PROPOSED ISABELLA COUNTY COMPREHENSIVE PLAN The Isabella County Planning Commission has prepared a Comprehensive Plan for the County. The proposed plan is available for public review and comment before official action is taken. The Planning Commission will conduct a Public Hearing on the proposed plan as follows: Monday, June 16, 1986 7:00 p.m., Room 124 Isabella County Building 200 North Main Street Mt. Pleasant, Michigan The proposed Comprehensive Plan establishes a set of policies to guide the future development of the County and to provide for the multiple uses of its resources. The Planning Commission's recommendations for implementing its proposals are also included as part of the plan. The proposed plan will be available for public inspection at the Isabella County Department of Resource Management, Room 202, 200 North Main Street, Mt. Pleasant, Michigan from 8:00 a.m. to 4:30 p.m., Monday thru Friday. Copies of the plan will also be available at the following locations: Mt. Pleasant Public Library, Charles Clark Library (CMU), Gladys McArthur Memorial Library (Weidman), Coe Township Library (Shepherd), Fremont Township Library (Winn), Isabella Township Library (Rosebush), and the Rolland Township Library (Blanchard). Copies will be available during regular business hours. The Planning Commission will accept written comments on the proposed plan until June 16, 1986 at the time of adjournment of the the above public hearing. Comments should be mailed or delivered to the Department of Resource Management at the above address. Written comments are preferred to ensure accuracy and to allow time for the Planning ColllI!lission to study the comments prior to the public hearing. Public participation in the review and comment process for the plan is welcomed and encouraged. Howard Quackenbush, Secretary Isabella County Planning Cow.I11ission �~ 1.1.: t I I-:-.~; ./.l;', .fil , NOTICE OF PUBLIC COMMENT J-ERIOD :\: i'" \.;' / ; .;:: . AND PUBLIC HEARING ! . ll . ;,-. .,. l>:'_-,( PROPOSED !SABELLA COUNT)' ,' .·I.· - . ,·:,~··i ,.·,/,._;;; ,. , COMPREHENS,IVE PLAN ,_.i.it/~'- ·? ),:• Affidavit of Publication , .. ~~: · ,. : . STATE OF MICHIGAN County of Isabella County of Gratiot 1 . .'. ,J , ',. ·,~ ,, ~l ~ ..:•~' . ':·. ' J\. The Isabella County planning Commission has pr~P!lre~ /ii C~m.prehensive Plan for the County. The prop-f~ ose~ plan· is available for public review and comment ;·;before official action Is taken. The Planning Commls- : aIon will corduct a Pu~llc Hearing on the proposed pla~ ; }. t. •: :i '('. ·(. i;;_<, as ~oil~~!\: '; / ,; f . . . ., . ,. \•' t. · ..... ·'Monday, June 16, 1986 .. , 1 •,,;_l , -; '. / ·, ,;!i •,.... v;.•,:.•,,· 7·00pm R00 m124 ' ··· 1 J. ·, ,·· B lid' i·.:c-.> ·,--1/·;·,": . Cl if t On E . Fo rr e St being duly sworn, deposes and says that he is publisher of ·:;-,,:,•••,> ·:,:.';.. _,.·,·,l. l b II 'c'' · ·i~ . ,.:):... ,aa ea ounty u 1ng :·.,:.,'v'~_.•;·, , · the MORNING SUN, a public newspaper printed and published in the Cities of Mt. Pleasant and Alma, in said .. ~ ; ,·:\l::., i \ '. . 200 ~ortti M11in Street <+.':·. ;,; ,;' ;_\;; :.: '. ·- · 0 .·. ;/}i?\'W1.1~i~\ counties and circulated in said cities and counties, that the annexed printed notice was duly printed and ¼JV/\/{ . Plr:~jt;} ~ic~~~a.\ l1if :; ~e proposed ~qmpr~honsh(e Plan l!S,ablishes set of " policies to guide the fl!tur~ d~vel!)pment of t~e County .. ;:;and to .provide for thei multiple µsea of its resources. ;, June , 19 8 6 and that the last publication of said notice in said newspaper was on the •. ' The Planning Commiision'a reyommendations for Im-. . , pl~lllenting its proposals ·are also included as. part of ;' June 14 day of 19 86 '·•the plan . ' ,.,, • ·1 . ' ' , ' ' · . .. - .The prop~a~d ~-Ian; will be a~ailable for public ·i~-s~ec- ·,. . tion : !iUhe• lsabelll! c;ounty ·Qepl!rtrr:)ef\t'_2f-,~!J~urce,.,~ Manageme~t, ~ooni' ~02; 200 ..,tforth· Mal,:t ,Street}! Mt,~·-: Ple1,1a11nt, M1ch1gan fn;>m 8:00 a.in, to 4:30 p.m., Mon- ,. Subscribed and sworn to before me the 12 day or June 19 86 day thru Friday. Copiei of the plan )Viii also be available ·''. ai'the following locadon:1 Mt. Pleasant Public Library, · Charles Clark.Library jCMU); Glady, McArttiu'i Me.mo;,~ . ,riat Library 1 (Weidman), :Coe Township _librarv ,.:: · >(Shepherd), Fremont Township Lil:irary (Winni, Isabella t Michigan · i TQWIJShi'p · Library (Rosebush), · and the Rollan.d i• Township Library (Blanchard). Copies will be available is.d. during regular business hours. · · ,; , :: ,,('1~ .<\~!\~t ·{,sH·} My commission expires July 7 1 1989 The Planning Commission will -accept 'written com, ':,,, . \ rrients·on th~ propoaea plim· until June 16, 1~ at the 1:1 time of adjournment of the above public hearing. Com- ·, PUBLISHER'S FEE DISPLAY AD ments shouJc;I be mailed or delivered to the Department •· ; of Re$oµrce ¥~n&Qerrieri! !It the "bove addres~) .Writ; \~ ten com{Tlents arfi! preferred to ensure accuracy and to allow:~!f"!lG f9r t~~ pl~nning Co,nrrils~ioi1 to. study the ,:. _ _ times$ _ _ __ _ _folios comments priorto the pub.lie hearing •.' · ·., . ·: f ; ; Publl¢ participatiqn In the review a_nd comment process : Affidavit of publication$======= . for.the plan_Is welcomed and enc_o!Jrag_e_~,....,,,,;,~~•?r~..!, ,; · Howard Quackenbush, Secretary . . · ·•. ·• ·::'; · :•. · · Isabella County Planning 'Commisslofi' .. .. ,.. ·:"")---- .... , .., published in said newspaper at least - - - ~ in each week for _ ___._ successive weeks, and that the ~ · day of first publication of said notice in said newspaper was on the 14 a ~ z: ~ Received payment_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Total$ _ _ _ _ • - - - - - - - - - - - - - - - - - - - - :t.,~: ~ ,,.., It ~fl -,...,- ~ -:~ ~ ~ - ~ ~ - ~....., ..... " ·-) . . I' �APPENDIX C O MMU N I T Y C: P ART I C I P AT I O N �ISABELLA COUNTY PLANNING COMMISSION October 10, 1985 A meeting of the Isabella County Planning Commission was held on October 10, 1985 in Room 124 of the Isabella County Building, 200 North Main Street, Mt. Pleasant, Michigan. MEMBERS PRESENT: Evelyn Kent, Chairperson, Katharine Lindfors, Wayne Husted, George Bowlby, Howard Quackenbush, Richard Sherbarth, William Ruddell, and Bernard Flint MEMBERS ABSENT: Delbert Ringquist DIRECTOR PRESENT: Bruce E. Rohrer OTHERS PRESENT: Caroline Ramsey, Recording Secretary Daniel Jones, Part-Time Planning Assistant The meeting was called to order at 7:35 p.m. by Chairperson Evelyn Kent. APPROVAL OF MINUTES A motion was made by Katharine Lindfors and seconded by Wayne Husted to accept the September 12, 1985 minutes as circulated. Motion carried. NEW BUSINESS A. Special Use Permit #85-12 (Seiler Tank & Truck Services) Mr. Jones explained to the Commission that Seiler Tank & Truck Services is requesting a Special Use Permit to construct an office and truck/tank storage garage in an A-A (Agricultural) District in Section 22 of Vernon Township. Charles Spranger, representative from Seiler Tank, was present at the meeting to answer questions. Mrs. Kent asked the Investigating Committee for their report. Richard Sherbarth questioned whether the D.N.R. had to give their approval for this construction. Mr. Rohrer advised that he had contacted them and that they had advised that this construction would not come under the provisions of P.A. 61 of 1939. Mr. Rohrer also advised that construction of this nature is not specifically provided for in the County Zoning Ordinance. There were no pro or con responses from anyone present at the meeting. A discussion followed. A motion was made by Richard Sherbarth and seconded by Wayne Husted to approve Special Use Permit #85-12 with the following stipulations: 1. 2. Dust on the road must be controlled. The permit may be revoked if this becomes a problem. All pertinent items to construction and after construction must conform with the County Zoning Ordinance. Motion carried unanimously. �Planning Commission Page 2 October 10, 1985 ISABELLA COUNTY MASTER PLAN A. Update on Progress of Master Plan & Public Response Mr. Jones reported on the responses he received regarding the Goal Formulations Survey. He advised that his meeting was not a public hearing but for the purpose of receiving public input only. ~ Mr. Jones introduced Doug Bell, East Central Michigan Planning and Development Region, to those present at the meeting. Mr. Bell presented an explanation of the process for collecting information to be utilized in comprising the Master Plan and the various steps that are necessary. The last Comprehensive Plan for the County was composed in 1969. Following Mr. Bell's explanation, Mr. Rohrer opened the meeting for public comments and recommendations. The following people were present at the meeting and their comments/recommendations follow respectively. Lyle Thompson - Cooperative Extension Service 1. Advised that he feltprirneagricultural land (USDA Classification 1, 2, & 3) in the County should be preserved at the present time. He also felt that prime agricultural land should not be divided into 10 acre parcels to avoid plat act restrictions, as this amount of land in itself is uselss as farming land and that it would strengthen the agricultural system by changing this in the plat act. 2. Advised he feels there should be fewer zoning restrictions on home occupations regarding what individuals do within their home. However, he feels that there is a need for restrictions for parking and exterior aesthetics of the home as it states to the occupation. 3. Advised the County does not offer enough information or facilities to accommodate tourism (i.e. stopping stations, road plans, etc •. ). He stated that the County needs to consentrate on directing people through the County and pointing out its historical features, parks, etc •• so that tourism will not have to go to adjoining Counties. Also, stated that the County Parks and Recreation has developed some good plans for the County and that there should be an effort to address the Chippewa River as a resource for the County. Mr. Thompson felt that the County should enhance further development of the paramutual race track. Keith Decker - Union Township Planning Commissioner 1. Advised that in reference to industrial development in rural areas, most of Union Tm-mship 's development has taken place in Sections 12 & 13 and that the Township has made provisions for industrial development for the future in their Master Plan. r; �Planning Commission Page 3 October 10, 1985 2. In reference to future planning for County roads, he felt 8 to 9 miles of blacktop at a time should be repaired and/or constructed with the cost being borne by people who petition for it. Further, he felt that the County needs to straighten offset jogs in the County roads, especially Township and County line roads. Also, that the Master Plan should provide for repair and maintenance of County bridges. Gary Gottleber-Gilmore Township Trustee 1. Stated that he felt one of the County's largest assets was its agricultural land and that it should be taken care of as well as care for our County lakes. 2. In reference to industrial development in the County he felt that provisions should be made for development in the best interests of the County as a whole and that each Township didn't necessarily have to have an industrial park. Also, felt that when a rezoning request for a developm~nt was received, that governing bodies should act quickly in rendering a decision. Dave Pasquelle-Assistant City Manager 1. Advised that the City and Union Township were also working on Master Plans and felt that joint meetings should be held in order to develop plan coordination. He felt that there are several issues that should be addressed collectively: a. b. c. d. future land use define "urban" area transportation economic development (exploring & expanding economy) Jon MacLeod -City Planning Commissioner 1. Expressed the same opinions as Mr. Pasquelle and further advised that the possibility of a County airport should be looked at. Robert Massey-USDA Soil Conservation Service 1. Advised that a soil survey for Isabella County was available and that this survey would be a valuable asset as a planning tool. This survey includes detailed soil maps, limitations in planning and zoning, and a specific definition of "prime" agricultural land. Roger Hinebaugh-USDA Soil Conservation District Board Member 1. Advised that in regards to rural industry in the County the conditions of many gravel roads should be taken into consideration and provided for. �r Planning Commission Page 4 October 10, 1985 Rick Atkin-Isabella County Transportation System 1. Advised that they were working on making a better and more transit transportation system for Isabella County. Details of these plans will be available at a later date. Mrs. Kent thanked the people present at the meeting for attending and for their input for the Master Plan. Mr. Bell advised the Planning Commission that he would have a preliminary draft done before the November meeting and that they would be mailed to them before this meeting so they would have time to review it. FARMLAND AGREEMENTS The following Farmland Agreements were presented: Leigh & Eva Stanley - Sec. 21, Coldwater Township Otis & Vada Conlry - Sec. 23 & 26, Coldwater Township Francis Bower - Sec. 9, Denver Township Ann A. Johnston - Sec. 16, Isabella Township Clarence & Ilene Chapman - Sec. 27 & 28, Lincoln Township Gale & Lois Willoughby - Sec. 23, 28, & 29, Lincoln Township Donald & Agnes Sheahan - Sec. 10, Nottawa Township Richard & Virginia Taylor - Sec. 11, 12, & 14, Rolland Township Clayton & Sarah Nelson - Sec. 20, Rolland Township Clayton & Florence Nelson - Sec. 29 & 30, Rolland Township Joe & Ella Yoder - Sec. 1, Vernon Township Allegra Himebaugh - Sec. 32, Deerfield Township Roger & Carol Himebaugh - Sec. 6 & 8, Fremont Township Allegra Himebaugh - Sec. 12, Rolland Township Rex & Catherine Foster - Sec. 19 & 30, Rolland Township Kreston & Rex Foster - Sec. 19, Rolland Township William & Bertha Stough, Sec. 19, Wise Township Steven & Deborah Schumacher, Sec. 15, Nottawa Township William & Bertha Stough, Sec. 24, Vernon Township Ted & Corinne Palmer - Sec. 21 & 26, Coe Township A motion was made byWilliamRuddell and seconded by Howard Quackenbush to accept the Farmland Agreements as presented. Motion carried. LETTER FROM UNION TOWNSHIP r r r r , Mrs. Kent advised the Commission that Union Township has sent a letter asking for comments on a rezoning request for Roger Card in Section 13. r A motion was made by William Ruddell and seconded by George Bowlby to forward a letter to Union Township stating that the Commission has no comments on this request. f �Planning Commission Page 5 October 10, 1985 ADJOURNMENT A motion was made by Wayne Husted and seconded by Katharine Lindfors to adjourn the meeting. The meeting was adjourned at 9:45 p.m. ' !J z, Delbert Ringquist, Secretary Caroline S. Ramsey, Recording Secretary �ISABELLA COUNTY PLANNING COMMISSION }, !SABELLA COUNTY BUILDING 200 N. Main Street MT. PLEASANT, MICHIGAN 48858 1s111 n2-0911 ( ( G 0 u N T y 0 NOTICE OF COUNTY PLANNING ADVISORY MEETIN:i Thursday , October 10 , 1985 7:30 p.m. Isabella CDunty Building, CDmmission Room Mt. Pleasant, MI ' ff 1 The Planning CDmmission is holding an Advisory Meeting to obtain comrrents from local governments and the public concerning development of the new Isabella CDunty CDmprehensive Plan. F A comprehensive plan is a set of policies to guide the general development of the CDunty and to provide for the multiple uses of its resources. As such, a plan needs to be regularly updated as populations, lifestyles, and development trends change. I In order for the Planning CDmmission to adequately address current issues, we need your input concerning areas such as Land Use, Community Facilities, and Transportation. s rrl nt r.- I r Your attendance and participation at this meeting are welcomed and encouraged. IT A l B E L L f A p • �ISABELLA COUNTY PLANNING COMMISSION ISABELLA COUNTY BUILDING 200 N. Main Street MT. PLEASANT, MICHIGAN 48858 ,sm n2-0911 l J ) J ~ r October 2, 1985 TO: FROM: RE : Isabella County Departments and Other Interested Agencies Evelyn Kent , Chairperson Isabella County Planning Commission County Planning Advisory Meeting V D F I s A B E L L A In August, you were contacted with a questionnaire seeking your suggestions regarding County development goals and other aspects of comprehensive planning. The Planning Commission also sent a similar questionnaire to all the municipalities in the County. The Planning Commission is holding an Advisory Meeting to discuss the results of these surveys and other pertinent aspects of the Comprehensive Planning Program. This meeting will be held as follows: Thursday , October 10, 1985 7:30 p.m. Isabella County Building, Commission Room Your attendance and participation are welcomed and encouraged. �ISABELLA COUNTY PLANNING COMMISSION ISABELLA COUNTY BUILDING 200 N. Main Street MT. PLEASANT, MICHIGAN 48858 1s111 n2-os11 C 0 u September 23, 1985 TO: N FROM: T RE: y 0 F I s A r r f f Evelyn Kent, Chairperson Isabella County Planning Commission County Development Goals and Advisory Meeting The Planning Commission is now in the process of updating the 1969 Isabella County Comprehensive Plan. We are being assisted in this endeavor by the Department of Resource Management and the East Central Michigan Planning and Development Region. The new plan, to be completed by the end of 1985, will serve as a guide for the future development of the County and will address areas such as Land Use, Community Facilities, and Transportation. In order for the Planning Commission to adequately address current issues and priorities, we need your input. On the attached pages, we have listed a numberoforoacfgoal statements that pertain to various aspects of the County's development. From the perspective of your local government, please indicate for each area: 1. 2. Your overall reaction to the goal statement. Specific steps that should be taken to accomplish the goal • Any additional comments you have will also be very helpful. E The Planning Commission will also be holding an advisory meeting to seek input from local governments and the public as indicated on the following page. Please plan on attending! A r All Local Governments in Isabella County B L L } Thank you very much for your cooperation. (,y r rJt �ISABELLA COUNTY PLANNING COMMISSION !SABELLA COUNTY BUILDING 200 N. Main Street MT. PLEASANT, MICHIGAN 48858 1s11, n2-os11 NOTICE OF ADVISORY MEETING Thursday, October 10, 1985 7:30 p.m. Isabella County Building, Commission Room Mt. Pleasant, MI The Planning Commission is holding this Advisory Meeting to obtain comments from local governments and the public concerning development of the new Isabella County Comprehensfve Plan. Issues that need to be discussed include future land use and other policies related to the County's development. Please designate one or two representatives from your local government to attend the meeting, and bring your completed questionnaire wi'th you (attached). . · If you are unable to attend, please mail your questionnaire to the Department of Resource Management, County 8uilding, by October 10. MARK YOUR CALENDARS NOW AND PLAN ON ATTENDING! �Person To Contact Local Government Name I. Goal: Natural Resources To provide for the wise use of the County's outstanding land, water, and scenic resources in order to maintain a high quality environment for all residents. Reaction: Specific steps to take: II. Goal: Parks and Recreation Through the efforts of the Parks and Recreation Commission, continue to maintain and improve the County's recreation areas and programs to meet the needs of all residents. Reaction: r r r r r f r Specific steps to take: -1- r r r �III. Goal: Public Safety Police and fire protection should be maintained at a high level. Reaction: Specific steps to take: IV. Goal: Transportation The County should maintain and improve its roads, bridges, and public transportation services to provide a safe and efficient transportation system. Reaction: Specific steps to take: -2- �V. Goal: Health Services To ensure the availability of adequate health services for all residents of Isabella County. Reaction: Specific steps to take: r r r r r r r r VI. Goal: Agricultural Land Use Agriculture is of fundamental importance to the economy and lifestyle of Isabella County. As such, the County's prime farmlands should be preserved and maintained for agricultural production. Reaction: Specific steps to take: f r r r r r r r r -3- �VII. Residential, Commercial, and Industrial Land Use Goal: Additional residential, commercial, and industrial development is desirable in Isabella County. Such development, however, must be planned and orderly, and must not create an excessive demand for public services. *Note: In your responses, please consider both the desirability of additional development and appropriate locations for development within your local government's boundaries. A. B. Residential Development 1. Is additional development desirable? 2. Do you prefer any specific housing types? (i.e., single-family, multi-family, mobile home parks, subdivisions, etc.) 3. Are there any special locations that are appropriate for development? Please be as specific as possible in terms of roads, sections, etc. Commercial Development 1. Is additional development desirable? 2. Is there a need for any specific types of business? small neighborhood -dares, shopping centers, highway businesses, etc.) 3. Are there any special locations that are appropriate for development? Please be as specific as possible in terms of roads, sections, etc. -4- (i.e., �C. Industrial Development 1. Is additional development desirable? 2. Would you prefer any specific types of industry? manufacturing, warehouses, heavy industry.) 3. Are there any specific locations that are appropriate for industrial development? Please be as specific as possible in terms of roads, sections, etc. (i.e., light VIII. County Government Goal: Isabella County should strive to improve the quality of its services and to facilitate cooperation with local units of government. Reaction: f f r r r Specific steps to take: r r IX. Does your local government currently have any special plans for remodeling, expansion, or construction of new public facilities? Please describe below. -5- �X. Are there other issues or problems that the Planning Commission should address? Any additional comments? Thank you for Your Cooperationi -6- �ISABELLA COUNTY PLANNING COMMISSION !SABELLA COUNTY BUILDING 200 N. Main Street MT. PLEASANT, MICHIGAN 48858 ,s, 11 n2-os11 C 0 u August 8, 198.5 TO: N FROM: T RE: y 0 F I 8 A B E L L A Isabella Camty Departments and Other Interested Agencies Evelyn Kent, Chairperson Isabella Cainty Planning Corrrnission Cainty Development Goa.ls The Planning canmission is no.v in the process of u¢ating the 1969 Isabella Cainty Comprehensive Plan. We are being assisted in this en::ieavor by the Department of Resairce Management and the East Central Planning and Development Region. The new plan, to be completed by the en::i of 198.5, will serve as a guide for the future development of the Cainty and will address areas such as Land Use, ColilIIllnity Facilities, and Transportation. In order for the Planning Canmission to adequately address current iss.ies and priorities, ~ nee:i yair input. On the attached pages, we have listed a number of brood goal statements that pertain to variais aspects of the Cainty's development. Fran the perspective of yair department/agency, please indicate for each applicable area: 1. 2. Yair overall reaction to the goa.l statement. Specific steps that shaild be taken to accomplish the goa.l. r r r r r r r r Please note that it is necessary to respond only to these items that relate to the activities and expertise of yair department/agency, but feel free to address other areas as well. Any additional cO!Illrents yai have will also be very helpful. Please submit yrur CO!Illrents to Dan Jones, Department of Resairce Management, by August 23, 198.5. The Planning Commission will also be holding advisory meetings to seek input fran local governments and the public in the near future. Yai will be notified of dates and times. Thank yrn very rruch for yair cooperation. r �Department/Agency Name I. Goal: Person To Contact Natural Resairces To provide for the wise use of the Cainty's aitstanding land, water, an:i scenic resairces in order to maintain a high quality environment for al 1 residents. Reaction: Specific steps to take: II. Goal: Parks and Recreation Thraigh the efforts of the Parks and Recreation Canmission, continue to maintain and improve the Cainty's recreation areas and prcgrams to meet the nee:is of all residents. Reaction: Specific steps to take: -1- �r III. Goal: Public Safety Police and fire protection shculd be maintained at a high level. Reaction: I I I I I I Specific steps to take: I IV. Goal: Transportation The Carnty shculd maintain and improve its reads, bridges, and public transportation services to provide a safe and efficient transportation system. Reaction: r I I J ' ' ' Specific steps to take: -2- �V. Goal: Health Services To ensure the availability of adequate health services for all residents of Isabella Crunty. Reaction: Specific steps to take: VI. Goal: Agricultural Land Use Agriculture is of fundamental importance to the econany and lifestyle of Isabella Crunty. As such, the Crunty' s prime fannlands shruld be preserved arxi maintained for agricultural pra:iuction. Reaction: Specific steps to take: -3- �1 VII. Goal: *Note: Residential, Commercial, and Industrial Land Use Additional residential, commercial, and industrial development is desirable in Isabella Crunty. Such development, ho.vever, rrust be planned and orderly, and rrust not create an excessive demand for public services. In yrur responses, please consider both the desirability of additional development and appropriate locations for development. a. Residential Development (including single-family, rrulti-family, mobile hane parks, subdivisions, etc.) Reaction: Specific steps to take: J I I I I I ) l ] b. l, Commercial Development Reaction: 1 Specific steps to take: l -4- �c. Industrial Development Reaction: Specific steps to take: VI I I. Crunty Government Goal: Isabella Crunty shruld strive to improve the quality of its services and to facilitate cooperation with local units of government. Reaction: Specific steps to take: IX. Does yrur department/agency currently have any special plans for remc:deling, expansion, or providing ne.v services and prcgrams? Please describe belo.v. -5- �J X. I Are there other isrues or problems that the Planning Canmission shruld address? Any additional canrrents? I - J Thank yru for Yrur Cooperation! l l I l I l l ~ -6- ' ' ,' , �APPENDIX S U P P L E ME N T A R Y S OC I AL D: A ND E C O N O MI C DAT A �COUNT DATA SERIES [l~b-effa C unt!J POPULATION HISTORY AND PROJECTIONS Local Unit ----- 1960 1970 1980 1985 1990 2000 2010 672 1,648 2,458 494 1,063 856 896 536 1,543 1 , 109 1,358 1,003 727 2,552 2,803 1,246 3,784 3 I 141 714 2,160 1,059 1 , 215 966 1 I 916 1,698 2,042 1,105 1,405 5,306 1,389 1,218 1,292 '"',967 3,276 i30 2,261 1,095 1,263 990 1,989 1,770 2,125 1 , 12 2 1,432 "•,650 1,427 1,266 1,384 4,296 3,529 772 2,446 1,169 1,356 1,048 2,134 1,906 2,285 1, 177 1,507 6,213 1 , 514 1,360 1,625 5,160 4,162 882 2,930 1 , 321 1,579 1,202 2,375 2,262 2,706 1,326 1,709 7,633 1 ,6~4 1,540 1,703 5,528 4,412 899 3,129 1,368 1,658 1,229 2,491 2,395 2,856 1,332 1,729 6,420 1,729 ,610 1 , 621 1,769 2,158 2,348 439 1,534 336 insufficient data for project:::..ons 9,837 14,875 14,112 6, 412 20,524 i6,912 6,834 23,746 15 ,978 7 ,069 2 3,047 15,650 7 ,554 23 , 204 13,500 8,833 22,333 13,900 9,211 23 ,111 35,348 44,594 54,110 54,702 57,300 62,399 65,599 596,890 690,573 769,929 770,300 799,300 840,400 864,900 7,823,194 8,875,083 9,262,078 9,170,300 9,387,700 Townships Broomfield Chippewa Coe ':oldwater Deerfield Denver Fremont Gilmore Isabella Lincoln i:'ottawa Rolland Sher,r,an U'l.· nn V.,.rnon !l/is2 531 "3,932 1,214 1,057 1,419 921 1,010 606 l, 757 1,254 1,758 927 S19 4,611 1,310 1,065 1,293 1,416 63"1 Vi.lla.ues ----- Shepher-: Ro.,ebush Citv ---=-C.M.u.* Bal. of City Mt. Pleasant COUNTY TOTAL REGION MICHIGAN 5,038 9,775,100 10,044,300 *Central Michigan University figures supplied by Mt. Pleasant Department of Community Affairs. - 1960-1980 DATA FROM U,S. CENSUS, STATE, REGION AND COUNTY PROJECTIONS BY MICHIGAN DEPAllnt:ENT OF MAMACEKENT A!fD lltrDGET. TOWNSHIP, VILLAGE AND CITY ALLOCATIONS OF COll!ITY PROJECTIONS lit ECMPDll, Vll �ISABELLA COUNTY LOCAL E>'20NOMIC DATA 1980 HOUSING POPULATION ------~-~% % MedTotal Pop. Female Over 65 ian Age_ 1,246 3,784 3, 141 714 2,160 1,059 , I 215 966 1 , 916 1,698 2,042 1 , 105 1,405 5,306 1,389 1 , 218 50.7 49.2 49.3 48.7 50.8 49.8 49.0 49.5 51 • 3 48.3 48.3 49.3 49.6 50.5 48.7 50.7 7. 1 5. 1 8.5 11 • 2 5.8 7.4 9.4 10.4 9. 1 7.4 9.4 11.9 12.0 5.3 8.3 9. 1 26.3 24. 5 26.8 27.0 27.2 26. 1 26.9 29.6 26.2 26.0 24. 3 28.9 30 .9 24.8 27.2 27. 1 489 1 , 331 1,095 341 751 404 400 552 703 571 824 408 931 1 , 955 542 428 1,534 336 50.4 55.7 9.6 13.4 26.7 27. 1 561 136 Pleasant 23,746 54.6 6.2 21 • 5 54,110 51 • 8 7. 1 22.7 769,929 9,262,078 231,106,727 51 • 1 51 • 3 51.4 10.6 9.8 11 • 3 Townships Broomfield Chippewa Coe Coldwater Deerfield Denver Fremont Gilmore Isabella Lincoln Nottawa Rolland Sherman Union Vernon Wise Total Uni ts ---- -----------Median Owner House- H.H. Holds Income --- ·- 41 3 $14,492 1 , 211 14,817 1,021 18, 1 70 11 , 081 213 671 21,601 350 15,365 379 15,870 322 14,750 645 16,206 543 16,886 621 15,078 363 13,576 498 13,068 1,818 16,148 440 15,801 391 16,058 Med. Val. Ownr-Oc Occpd. Hsng. Uni ts Uni ts --- - -- ---- 1984 EMPLOYMENT Labor Force --695 2 , 155 1,874 312 1,365 579 643 538 1 , 1 52 1 I 01 2 1 , 162 517 634 3,559 829 623 % U~mp~ 11. 7 12.3 10. 7 20.2 349 908 849 187 609 289 336 296 564 414 534 312 453 1,279 377 342 $37,700 34,400 35,200 23,800 53,100 28,900 30,100 31,300 33,800 33,900 32,100 24,900 34,800 43,100 30,800 26,300 17,995 12,266 414 103 33,900 24,900 not reported not reported 6,442 6,145* 13,576 2,621 40,200 13,729 6.6 18,167 16,044 $15,002 10,752 $37 I 500 31,376 8.7 n.a. 319,890 259,903 n.a 202,410 28.9 3.6M 3.2M $19,223 2.3M 30. 0 88.4M 80.4M $17,710 51 .BM n.a. $39,000 $47,200 371,275 4.3M 113.5M 13.2 11. 2 7.5 5.8 11.6 7.6 10.2 10.9 7.9 7.8 1 0 .4 1 2. 6 8.6 13.4 21.0 Villages Shepherd Rosebush 523 119 City Mt. TOTAL REGION MICHIGAN U.S. * 7,052 persons in group quarters. PREPARED B~: EAST CENTRAL MlCMl6AH PL»IHI AND D1.VI.LOPMI.HT Ria&IO �CLAIIE g 1a;..:~ o ...: ·- I • ' • I :~ . a -~l'y r.: . . ~ ,_. -~ ._,, ....... . . :=110/ , v•~ 1> .... '• . D .. l . .7) - 1 • ! ! ·- i • ·: . . . :l ~ -: -~ . ·I i . --· , _:_ I .....fl',... I"'-(\ ' - - \J& V./ ,,,"' r-:- --g . . Y. • I~ ..:. '" Mo ·• \ 17.' ~ I • ' .....__i-;.,. v, ·•~ f' I/ • . I _,,.. . . . ISABELLA COUNTY ........... ........ ISAIILUCO. ce1.a .. •ATI ■ ......... Nen'A.WA. . . . . . U,A • ••• D&NW ■• •... ,,...... ...... ...... ····, ...... v•u•• ...,~ , _ • ■ Ol,4.,,a•· .,. ......, '-••c•r..• Ctt&l'NW,t ,.. • l?RlDl?A.RlDD BY: EAST GNTIW. M10416AN PLAHHIH& AHO DliVliLOPMliHT Rli&IOH �:J\'1/NYS • NOIJnU • '1'10:>Sn.l • M'l'Nl!)'l'S • J.01.l'l'IJ!) • A'l'8 • ON'l'1011f • '1'1138\'S/ • :J'l'N:IIJ\' • NIM0'1'1!) • :IIJ'l'l:) • O:JSOI • Ml'lf~OO • HOlflf~OIJ 9090 0010-c~l lU '!NOHd NY01H:>IW 'MVNiOYS ~ ".lt.S Oi ·-:, '.i ;;nv wuo;b oo; NOl93GI 43\Vd013, ~C ONV f9NiNNV1d NV9iH:)IW lVellN:l) lSV3 < 8 ("'; ~ fX _o z- ~; A l ... Pl p: i a IQ !i2 ~ ~Pl !i~~~ ~ Pt r-.1 ;o ~ lG}J 0 H ~ 0 z 0 0 p:l INDUSTRY NEW CONSTRUCTION 1983 DATA BY INDUSTfY # OF FIRMS EMPLOYEES PAYROLL ($ 000' a) D indi.:::atP-s value suppressed -::o avoid disclosure. Agri cultural Serv's, 203 ~':,_"stry, Fisheries 24 7 Mining 674 17,148 34 Contract Ccnstr'n 5,464 74 317 Manlt fac turing 1 , 203 22,969 Transportation, P-~blic Util~ties 23 4,252 218 '1holes ale Trade 15,311 72 726 Retail Trad<> 296 26,413 3,260 Finance, Insurance, Real Estate 8,393 81 577 llealth Services 1,081 15,t>95 56 Other Services 22S 18,255 2,212 Non-classified 69 1,407 79 Federal Civilian Employment 121 620 ., 1963 Total Personal Income Per Capita Personal Income $440,400,000 $8,232 1980 Households w/ Social Se curity o r Pub l ic Assistance Inc o me 16 , 044 1984 Estimated Population Soc. Sec. Recipients Pub, Assistance Ree's 54,600 5,519 4,386 5,154 Land Are a of the County ( sq . mi.) 576,6 Inland Water 1.3 32.H 10.1' 1983 1984 Resitlential - Units Value (~ OOO's) 168 4,855 H2 6,172 258 9,463 Industrial - Bldgs . Va lue ($ OOO's) •l 4 112 1Tl 5 566 50 3 111 ,ss Commercial - Bldgs. Value ($ OOO's) 7 41; •J 550 9 864 (S millions) Real Property Personal Proper~y 1982 377 34 1983 Offices - Bldgs. Value ($ OOO's) J -----------------------------------~-------------A3sessed valuatlon (not mar~et vnlue} 392 38 New Car and Truck 1982 1983 Registrations 1,535 ::--;o'i9 1984 Tota l Moto r Vehicle Registrations 1984 449 39 1964 2,085 35,563 -------------------------------------------------1984 Coun t y -bas ed Ne ws p a per Circ u lation Daily Sunday Weekly 11,062 ( 1 paper) 1,502 s.o, -------------------------------------------------262 , 112 1982 Oi l Production (barrels) 0.2, -------------------------------------------------1982 1977 0 Gas Production (cu. f t .) - -------- ------ - ------ - -------- --- ---- ---- - -------1983 To tal Agricultural Sales 52 ( $ millions l Crop Sales 17 32, 1, Livestock and Livestock Product Sales 67.311 35 Sources: Michigan Statistical Abstract-1985 / County Business Patterns-1983 1982 CATffiORY Sale s by Co u n t y Fir ms Wholesale ($ mi llions ) Retail ~ 538 146 195 ----------------Branches Fina nci al Institutions, Companies• 20 1983 Commercial Banks 8 2 1984 Savings & Loans 2 $194,817,000 1983 Deposits in Commercial Banks *Operate in county; not necessarily main office . � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource 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 Isabella-County_Comprehensive-Plan_1986 Creator An entity primarily responsible for making the resource East Central Michigan Planning and Development Region 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 Isabella County Comprehensive Plan Description An account of the resource The Isabella County Comprehensive Plan was prepared by the East Central Michigan Planning and Development Region with assistance from the Isabella County Planning Commission and Isabella County Department of Resource Management in 1986. Contributor An entity responsible for making contributions to the resource Isabella County Planning Commission (consultant) Isabella County Department of Resource Management (consultant) Subject The topic of the resource Comprehensive plan publications Isabella 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